Dh10 million trend in Dubai: Cherif Sleiman analysis

Cherif Sleiman says Dubai's Dh10 million trend will start May from a softer base than the summers of 2023 or 2024, ahead of the hot season.

Property Finder's chief revenue officer, Cherif Sleiman, flagged a softer May starting point after March's results, and that framing matters for transactions at the Dh10,000,000 price level. The phrase Dh10 million denotes prime villas and trophy penthouses that set market benchmarks; a weaker opening month can change how quickly those benchmarks are established.

A softer start does not mean the Dh10 million market has collapsed; it means early-season momentum may be lower than the high points reached in the summers of 2023 and 2024. Buyers, sellers and investors should watch how May evolves because the timing of Dh10m deals affects pricing discovery, negotiation leverage and short-term liquidity.

The Dh10 million trend in Dubai is a concentration of high-value sales at or above Dh10,000,000 that set pricing signals for the upper end of the market, and Cherif Sleiman says May will start from a softer base than the summers of 2023 or 2024.

This softer starting point comes from how March landed, according to Property Finder's chief revenue officer. The phrase highlights that while Dh10m deals still occur, their frequency and timing can shift month to month. Dh10,000,000 transactions are the price marker buyers and valuers watch: when they cluster, comparable listings adjust; when they thin out, price discovery slows.

The practical effect is a market that may take longer to establish new benchmarks early in the season, increasing short-term uncertainty around Dh10m pricing. That creates both timing risk for sellers expecting quick, peak-season bids and a potential window for well-funded buyers to negotiate on trophy assets.

Buyers pay Dh10 million and above for trophy homes, prime locations and scarcity value, and those motivations remain even if May starts softer, a point made by Cherif Sleiman of Property Finder.

High-value purchasers typically prioritise location, unique views, land plot size and one-off features that justify Dh10,000,000-plus prices. When March records soften, buyers may use timing to negotiate, but the fundamental drivers do not disappear; wealthy end-users, investors seeking long-term capital preservation and HNWIs looking for lifestyle assets still target the Dh10m bracket.

Because these buyers often make discretionary decisions, a softer May can lengthen decision cycles rather than stop activity. That means some Dh10m listings may linger longer on market before selling, and price discovery for comparable assets can be delayed until later seasonal pick-up.

Dh10 million transactions act as benchmark sales that influence nearby asking prices and investor timing, and a softer May start can delay that benchmarking effect, according to Cherif Sleiman.

When a Dh10,000,000 sale posts, it provides comparables valuers and agents use to price other high-end listings; conversely, fewer Dh10m deals in early season means less fresh data and wider valuation ranges. Investors monitoring cash flow, capital appreciation and exit timing may adjust by either waiting for clearer price discovery or using the softer window to buy at better terms.

Strategically, the short-term risk is uncertainty about valuations; the opportunity is negotiating leverage for buyers with ready liquidity. Sellers who need seasonal pricing may face longer marketing times, while passive investors focused on multi-year appreciation may be unaffected by a single softer month.

The short-term outlook is cautious: expect a softer May opening for Dh10 million deals followed by a possible pick-up later in the season if demand normalises, as noted by Cherif Sleiman.

A softer May start means fewer immediate Dh10,000,000 transactions and slower price discovery compared with the summers of 2023 and 2024, but it does not eliminate high-value demand. Watch for a rebound in activity once seasonal buyers return or if promotional pricing and new listings re-ignite competition at the Dh10m level.

For the next few weeks, liquidity at Dh10m may be patchy and negotiation windows wider for buyers. Investors and sellers should plan for timing variability and avoid assuming that a single month sets the full-year tone for Dh10,000,000-plus segments.

Cherif Sleiman's observation frames the current picture: May is expected to begin from a softer base than the summers of 2023 and 2024, which may reduce early-season Dh10,000,000 transactions. The key takeaway is timing: Dh10m deals set benchmarks, so a quieter May delays price discovery and can create short-term negotiation opportunities for buyers while lengthening sales cycles for sellers.