BY MALAK SALEH
Foreign money is flowing into Sharjah and it shows no sign of slowing down. In the first half of 2025, overseas buyers invested AED 8.1 billion in Sharjah’s property scene, representing a 39% increase from the same period last year. In tandem, the larger real estate sector of the emirate logged AED 27 billion worth of transactions, according to the Government of Sharjah’s semi-annual real estate transaction report, representing a nearly 50% year-over-year increase—signaling its strongest half-years on record.
Mortgage activity shows where demand is clustering. Tilal, a master-planned community past Al Aweer and often called the “new Sharjah,” led with 194 deals worth AED 339.2 million. Tilal City, which is part of an AED 2.4 billion master development, offers freehold plots to all nationalities with no visa requirement. Buyers don’t even need to be in the emirate to close a deal, which has made it especially attractive to overseas investors. That flexibility, combined with its positioning as the “new Sharjah,” might explain why Tilal continues to dominate mortgage activity and stand out as one of the emirate’s fastest-growing property hubs.
Muwailih Commercial, prized for its location near Dubai for commuters as well as Sharjah International Airport, recorded fewer transactions but a higher overall value of AED 707.3 million. Um Fanain and Al-Saja’a Industrial also ranked high, underscoring demand that extends beyond residential suburbs into Sharjah’s industrial corridors.
At the heart of this surge is a 2022 law that opened the floodgates of the market to all nationalities. While Dubai and Abu Dhabi have long offered freehold zones, Sharjah’s late move is proving to be a draw. It offers lower entry prices, fresh inventory, and the sense of getting in early on a market that’s only just opening up.
Breen said there is strong buyer demand from Indian nationals, as well as Syrians, Egyptians, Jordanians, and other Asian and Arab nationalities. “Many of these buyers are end-users drawn by affordability and family-friendly communities, particularly those commuting to Dubai,” he said. “But we are also seeing a growing share of investors treating Sharjah as an income or capital-growth play, alongside a smaller second-home segment seeking a foothold in the UAE.”
Savills tracks that most foreign and local buyers are currently showing the strongest interest in the villa and townhouse segment. Masaar 2 & 3, Hayyan, and Al Tay Hills have seen a particular surge in interest among buyers. Masaar, developed by Arada in Tilal City, pitches itself as a forest-living, wellness-oriented enclave. It features meticulously planted greenery, walking trails, and a layout designed to balance nature with connectivity to Emirates Road. Hayyan, though less publicly hyped, is riding that same suburban villa wave: lower density, larger footprints, and appeal to buyers who want breathing room without giving up accessibility.
Shane Breen, Head of Sharjah & Northern Emirates at Savills Middle East, oversees the firm’s brokerage, property management, valuations, and consultancy work across the emirate. He’s been working in Sharjah’s real estate market for more than 18 years and can attest to the changes in investment behaviors in Sharjah over the years. “Law No. 2/2022 has been one of the most significant levers Sharjah has pulled in recent years to open its real estate market,” Breen said. “For Savills, it’s changed how we advise clients, the type of projects we expect to succeed, and how we benchmark Sharjah vs neighboring emirates.” That said, Breen emphasized the full effect is still unfolding. “We’re currently in a growth phase and have yet to reach maturity.”
Then there’s Al Tay Hills, a flagship, AED 3.5 billion, 6-million-square-foot project under development by Kuwait Real Estate and recently IFA Hotels. About 1,100+ villas and townhouses are being developed across three phases, with 3–6 bedroom options, private pools, generous outdoor space, and a “green river” spine running 2.5 km through the project. The first phase of the project is scheduled for delivery in the first quarter of 2028.
Breen said the “soon-to-launch” Khalid Bin Sultan City, which Savills is openly partnered on with developer BEEAH, is already seeing significant interest despite major details of the project not yet being released. The masterplan, run by Zaha Hadid Architects, is centered on sustainability and walkability. Khalid Bin Sultan City, which stretches across a 1.5-kilometre site, will bring 1,500 freehold residential units to market. A core part of the design is having residents cut back on car use, with a layout built around pedestrian routes, shaded walkways, recessed facades, and passive cooling through native landscaping.
These highly anticipated projects are just the start. “Sharjah has entered a new phase of its development, and we expect demand from foreign nationals for Sharjah real estate to continue strengthening as the market opens further and new projects are brought to market,” Breen said. Developers, he added, are increasingly tailoring launches to foreign buyers, with features designed to appeal to international investors and end-users alike. While momentum may taper as the market matures, Savills expects further diversification before that happens. For now, Sharjah’s edge lies in its value. “Compared to Dubai, Sharjah stands out for its affordability and value proposition,” Breen said. “Prices are significantly lower, particularly for villas and townhouses, while rental yields remain attractive, making it appealing for both investors and end-users.
“Our clients also value Sharjah’s family-first communities, its proximity to Dubai, and its cultural focus and more traditional environment.” Together, those factors are positioning the emirate as a credible alternative to Dubai, not just a cheaper one.
