Sharjah Commercial and Industrial Land Report 2026

Sharjah industrial land 2026: SRERD sales data, Al Sajaa and free-zone leases, Res. 30/2022 ownership rules, fees and buyer checks for plots.

Direct answer: what should a plot buyer know about Sharjah industrial and commercial land in 2026?

Sharjah industrial land is one of the UAE’s densest industrial markets: SRERD-attributed data show industrial property sales of about AED 9.24 billion in 2025 (4,416 industrial properties traded) and 1,969 industrial sales in H1 2026 alone (12% of all sales counts) [1][2]. For a land buyer the market splits into three products that must not be mixed: (1) mainland industrial/commercial plots (often UAE/GCC-only unless the project is approved under Executive Council Resolution No. 30 of 2022), (2) free-zone land leases at SAIF Zone and Hamriyah Free Zone, and (3) built industrial units that appear in the same “industrial sales” statistics [1][3][5][6]. This report is land-only: it explains where plots sit, what is driving demand for them, and which ownership path actually applies.

This report is for information only and is not investment, legal or valuation advice. Figures are as published by the cited sources on the dates shown. UAE Land Deals is a land-only portal — we list and explain plots and land leases, not finished warehouses as the headline product. See our Sharjah hub and the UAE land market brief.

Key takeaways

  • Industrial is a real share of the market, not a niche. H1 2026: 1,969 industrial sales (12% of sales) and 937 commercial sales (5.7%), alongside 13,501 residential sales [1]. Full-year 2025 industrial property transaction value rose from about AED 4.9 billion (2024) to over AED 9.24 billion (+88.7%), across 4,416 traded industrial properties and about 14 industrial real-estate development projects [2].
  • Total trading value hit a record AED 65.6 billion in 2025 [4] and about AED 29.5 billion in H1 2026 (+9.3% YoY), across 59,460 transactions (+23.7%) [1].
  • Ownership for non-GCC nationals is project-gated. By mid-2026, 50 projects had been approved under Resolution No. 30 of 2022; six of those approvals came in H1 2026 [1][3]. Outside those projects, treat mainland industrial/commercial land as UAE/GCC-restricted until SRERD confirms otherwise.
  • Free-zone land is leased, not freehold titled like mainland plots. SAIF Zone offers plots from about 2,500 sq m on long-term lease for custom warehouses/factories [5]. HFZA markets industrial plots from 2,500 sqm, up to 60% coverage, construction rent holiday, fixed rates for the first five years, and 25-year renewable leases, with a deep-water port on site [6].
  • Al Sajaa / E611 corridor is the mainland industrial concentration: new projects were registered in Al Sajaa Industrial in H1 2026 [1]; earlier government and private phases positioned the area on Emirates Road near the airport and Hamriyah Port [7][8].
  • Institutional scale behind the land story: Sharjah hosts about 40% of the UAE’s industrial establishments, more than 2,800 factories across 21 industrial zones exporting to 120+ countries (Chamber/Town Planning figures restated by WAM) [2].

Market snapshot (sourced only)

MeasureFigurePeriodSource
Total trading value~AED 29.5bn (+9.3% YoY)H1 2026WAM / SRERD [1]
All transactions59,460 (+23.7% YoY)H1 2026WAM / SRERD [1]
Sale transactions16,426 across 202 areas; 85m sq ftH1 2026WAM / SRERD [1]
Industrial sales (count)1,969 (12% of sales)H1 2026WAM / SRERD [1]
Commercial sales (count)937 (5.7% of sales)H1 2026WAM / SRERD [1]
Residential sales (context)13,501 (82.2%)H1 2026WAM / SRERD [1]
Mortgages2,590 / AED 7.6bnH1 2026WAM / SRERD [1]
Top area by sales count/valueMuwaileh Commercial: 2,385 deals / AED 2.8bnH1 2026WAM / SRERD [1]
Full-year trading valueAED 65.6bn (record)2025WAM / SRERD [4]
Industrial property transaction value>AED 9.24bn (from ~AED 4.9bn in 2024); 4,416 properties2025WAM / SRERD [2]
Industrial development projects~14 (land to multi-use warehouses)2025 contextWAM / SRERD [2]
Projects open to all nationalities50 under Res. 30/2022 (6 approved H1 2026)mid-2026WAM / SRERD [1][3]
Investor nationalities121H1 2026WAM / SRERD [1]
UAE national investment (all property)~AED 14.9bn / 22,599 propertiesH1 2026WAM / SRERD [1]
Other nationalities (non-Arab)~AED 8.2bn / 4,264 propertiesH1 2026WAM / SRERD [1]
SAIF Zone land plotsFrom ~2,500 sq m; long-term lease; custom buildcurrent productSAIF Zone [5]
SAIF Zone U2 expansion56 new warehouses; ~340,000 sq ft; ~2,500 warehouses zone-wideMay 2026WAM / SAIF Zone [9]
HFZA industrial landFrom 2,500 sqm; ≤60% coverage; 25-year renewable lease; rent holiday in buildcurrent productHFZA [6]
Industrial establishments share~40% of UAE total; >2,800 factories in 21 zones2025 panelWAM citing SDTPS / Chamber [2]

What’s driving demand for Sharjah industrial and commercial land

Demand for plots in Sharjah is not one story. It is several concrete drivers that show up in official releases and free-zone product design.

1. Industrial policy and the share of UAE manufacturing footprint

Sharjah’s Town Planning and Chamber figures, restated by WAM at ACRES 2026, put the emirate at roughly 40% of UAE industrial establishments and more than 2,800 factory units across 21 zones, with exports to 120+ countries [2]. That concentration keeps pressure on industrial land allocation, planning criteria, and new industrial real-estate projects (about 14 such projects as of the 2025 industrial panel) [2]. When factories expand or relocate out of congested inner suburbs, they need plots with power, truck access and permitted use — not apartment comps.

2. Record industrial transaction values and investor confidence in industrial assets

SRERD reported industrial real-estate transaction value rising from about AED 4.9 billion (2024) to over AED 9.24 billion (2025) — an 88.7% jump — with 4,416 industrial properties traded [2]. That is the strongest single official signal that industrial assets (including land and land-plus-building packages) are attracting capital, not just residential towers. H1 2026 still shows industrial at 12% of sales counts [1], so the segment remains material after the 2025 surge.

3. Logistics corridors, ports and cross-border trade routes

Plot demand tracks connectivity:

  • Al Sajaa on E611 (Emirates Road) was planned as a large industrial oasis near Sharjah International Airport and Al Hamriyah Port, with light/medium industry and mixed-use plots designed to move industry out of city cores [7].
  • SRTA completed a 9.5 km road package in Al Sajaah Industrial Area (2024), including truck-oriented U-turns and slip roads — infrastructure that supports heavier industrial traffic, not villa estates [8].
  • In May 2026, the Sharjah Ports, Customs and Free Zones Authority launched an integrated logistics corridor with Oman Customs, linking Sharjah’s ports and land borders (notably Khatmat Malaha and Al Madam) with Omani ports including Sohar, Duqm and Salalah, with live operations from mid-May 2026 [10]. For land users in Hamriyah, Port Khalid–adjacent areas and inland industrial zones, that is a concrete trade-route driver, not a slogan.

4. Free-zone expansion responding to storage and manufacturing demand

SAIF Zone explicitly framed its May 2026 U2 logistics district expansion — 56 warehouses, nearly 340,000 sq ft, taking the zone to about 2,500 warehouses — as a response to rising demand for efficient storage and logistics from manufacturing, trade and supply-chain firms [9]. Separately, SAIF’s plot product (from ~2,500 sq m, long-term lease, custom factory/warehouse build) exists because operators want to build their own facilities rather than only rent standard units [5].

Hamriyah Free Zone markets industrial land with port adjacency (14-metre deep-water port, 7-metre inner harbour), plots from 2,500 sqm, construction rent holiday, fixed rates for the first five years, and 25-year renewable leases [6]. That fee/lease design is itself a demand driver for heavy industry, steel fabrication, energy and export manufacturing that need sea access and long tenure.

5. Project-gated foreign ownership opening selected schemes

Resolution No. 30 of 2022 (and the related Law No. 2 of 2022 framework) allows all nationalities to own real estate in approved development areas and projects, without a time limit on ownership for those approved schemes [3]. By H1 2026 the approved-project count had reached 50, with six new approvals in the half-year [1]. That rule change is a direct demand driver for plots inside approved projects — and equally a reason foreign buyers get blocked on ordinary mainland industrial titles that are not on the approved list. Investor nationality diversity (121 nationalities; ~AED 8.2 billion from “other nationalities” in H1 2026) shows foreign capital is present, but it does not mean every industrial plot is open [1].

6. New project registrations, including industrial classifications

Eleven new real-estate projects were registered in H1 2026 across Um Fanain, Muwaileh Commercial, Al-Raqeeba, Hay Al-Hoshe and Al Sajaa Industrial, covering residential, commercial and industrial classifications [1]. Fresh registrations mean fresh plot inventory and fresh marketing — another concrete supply-side pull on brokers and end-users looking for land rather than units.

7. Land-only reading of “industrial sales”

SRERD’s industrial sales counts mix vacant land, built warehouses and other industrial property [1][2]. Brokers should still treat the surge as evidence of industrial asset demand, then pull the title and affection/site plan to see whether the asset is a vacant plot, a built unit on a plot, or a free-zone leasehold interest. Do not quote “Sharjah industrial AED/sq.ft” as if SRERD published a plots-only index — it has not, in the sources used here.

Supply, zones and notable locations for land plots

Mainland industrial and commercial concentrations

Location / channelWhy it matters for plotsSource notes
Al Sajaa / Al Sajaah IndustrialCore mainland industrial land corridor on E611; H1 2026 project registrations; multi-phase industrial land sales historically and recently[1][7][8][11]
Muwaileh CommercialLed H1 2026 by sales count and value (2,385 / AED 2.8bn) — mostly commercial/mixed context; useful for commercial land comps, not Al Sajaa industrial[1]
Al-Belaida / Al-KhanHigh transaction areas in H1 2026 (context for commercial/residential mix)[1]
~14 industrial RE projectsPipeline from industrial land to multi-use warehouses[2]
21 industrial zones / 2,800+ factoriesInstitutional footprint supporting ongoing land need[2]

Private phases continue to release Sajaa industrial plots (e.g. ASAS phase two: 1,239 plots, sizes ~9,500–30,000 sq ft, marketed with freehold for UAE/GCC/Arab residents — check nationality eligibility on the specific phase before marketing to other nationalities) [11]. Treat developer marketing as secondary to SRERD title and Res. 30 status.

Free zones (leasehold land)

SAIF Zone (airport-linked): plots from ~2,500 sq m for custom warehouse/factory builds; long-term lease; manufacturing, trading and services; labour accommodation available on request [5]. U2 logistics expansion (May 2026) shows the authority adding built warehouse stock in parallel — plot leases and ready warehouses are related but different products [9].

Hamriyah Free Zone (port-linked): industrial/commercial land from 2,500 sqm; sea-facing options; ≤60% coverage; construction rent holiday; five-year fixed rates; 25-year renewable leases; direct port access [6]. Suited to logistics, warehousing, manufacturing, engineering and import/export operators who need harbour adjacency.

What is not a substitute for a plot

Built warehouse “units,” showrooms and multi-use complexes appear in industrial transaction tallies [2]. UAE Land Deals’ USP is the land underneath or beside those products. Always separate leasehold free-zone land, mainland freehold/usufruct plots, and strata-style industrial units in diligence.

Rules, fees and ownership paths (land-only)

Mainland ownership — Resolution 30 / Law 2 of 2022

  • Sharjah Executive Council issued a decision (1 Nov 2022) allowing all nationalities to own real estate of all kinds without time limitation in real-estate development areas and projects, building on Law No. 2 of 2022 [3].
  • In practice, eligibility is project-approved, not emirate-wide. SRERD/WAM: 50 approved projects by H1 2026; six added in H1 2026 [1].
  • Buyer check: ask SRERD whether this plot / this project is on the approved list for the buyer’s nationality. If it is not, do not market it as “open to all nationalities.”

Free-zone path

  • Foreign operators commonly take a licence + land lease from SAIF or HFZA rather than mainland freehold [5][6].
  • Document lease term, rent, rent reviews, assignment/sub-lease rules, build deadlines, coverage limits, and which activities the licence actually permits.

Registration and permits

  • Title/sale registration for mainland real estate sits with SRERD [12].
  • Building permits outside free zones go through the relevant municipality / e-services portal [13].
  • Utilities diligence — especially SEWA power load and water for manufacturing — often decides whether a plot is usable for the intended activity [14].

Fee note

Published Res. 30 and free-zone pages used here do not give a single emirate-wide “transfer %” table comparable to Dubai DLD’s 4% structure. Budget transfer, municipality and free-zone fees from the current SRERD / free-zone fee schedule for the specific instrument (sale vs lease vs usufruct), and get the figure in writing before MOU.

Buyer and broker checks (land-only)

  1. Nationality vs project approval. Confirm Res. 30 / approved-project status with SRERD for the exact project before promising freehold to a foreign buyer [1][3].
  2. Asset type on title. Vacant plot vs built industrial property vs free-zone leasehold interest — SRERD “industrial sales” mix these [1][2].
  3. Permitted use on the site plan. Industrial / commercial / mixed; coverage; height; activity restrictions; environmental and civil-defence fit for the intended process.
  4. Free-zone lease pack. Term, rent, holiday, renewal, assignment, build-by date, coverage (HFZA cites up to 60%), port/airport access claims verified against the lease [5][6].
  5. Utilities. SEWA (or free-zone utility provider) power load, water, waste — manufacturing plots fail here more often than on headline price [14].
  6. Comps discipline. Do not apply Muwaileh Commercial residential/commercial comps to Al Sajaa industrial plots [1]. Prefer same-use, same-zone registered sales.
  7. Developer NOC / payment plan. For phased industrial land projects, verify what is actually transferable today vs what is marketing inventory [11].

Risks and red flags

  • Marketing mainland industrial land as “open to all nationalities” without a Resolution 30 project approval [1][3].
  • Treating free-zone leasehold as freehold title [5][6].
  • Quoting a single “Sharjah industrial AED/sq.ft” as if SRERD published a plots-only index (it has not in sources used here).
  • Skipping environmental / civil defence / SEWA load checks for the intended activity [14].
  • Assuming 2025’s AED 9.24bn industrial surge means every vacant plot will liquidate quickly — the tally includes built industrial property [2].
  • Using apartment-led areas (e.g. parts of Muwaileh Commercial’s mix) as industrial land comps [1].

FAQ

Can foreigners buy industrial land freehold in Sharjah?

Only where the specific development project is approved under Executive Council Resolution No. 30 of 2022 (50 projects approved by H1 2026). Otherwise, most mainland industrial land remains restricted; many foreign operators instead lease land inside SAIF Zone or Hamriyah Free Zone [1][3][5][6].

Is Sharjah industrial land the same as a Sharjah industrial “sale” in SRERD data?

Not always. SRERD industrial sales counts include industrial properties generally — vacant land, built warehouses and related assets. Always read the title and site plan [1][2].

What is the practical difference between SAIF Zone and Hamriyah Free Zone for a land user?

SAIF Zone is airport-linked and offers long-term plot leases from about 2,500 sq m for custom builds, plus a large ready-warehouse stock (U2 expansion in 2026). Hamriyah is port-linked, with industrial plots from 2,500 sqm, deep-water port access, construction rent holiday and 25-year renewable lease options [5][6][9].

Why did industrial transaction values jump in 2025?

SRERD reported industrial property transaction value rising from about AED 4.9 billion in 2024 to over AED 9.24 billion in 2025 (+88.7%), with 4,416 industrial properties traded, alongside flexible regulation and industrial-zone infrastructure investment cited by officials [2]. That is an official value surge — not a published plots-only price index.

Methodology and sources

Access date: 27 October 2026. SRERD figures below are taken from Emirates News Agency (WAM) releases that attribute the data to SRERD; cross-check on shjrerd.gov.ae where possible. Free-zone product details are from authority pages. Secondary consultancy commentary (e.g. Savills land-value growth by zone) is not used as a primary number in tables above.

  1. WAM — “Sharjah real estate transactions reach AED29.5 billion in H1” (15 Jul 2026). Accessed 27 October 2026.
  2. WAM — “Sharjah’s industrial real estate market reaches AED9.24 billion in 2025” (24 Jan 2026). Accessed 27 October 2026.
  3. Sharjah Executive Council — decision allowing all nationalities to own real estate (Res. 30/2022 context) (1 Nov 2022). Accessed 27 October 2026.
  4. WAM — “Sharjah real estate hits record AED65.6 billion trading value in 2025” (20 Jan 2026). Accessed 27 October 2026.
  5. SAIF Zone — plot of land. Accessed 27 October 2026.
  6. Hamriyah Free Zone Authority — industrial land & expansion (campaign site). Accessed 27 October 2026. Also see hfza.ae.
  7. WAM — “Sharjah Asset Management Launches the Largest Industrial Project in the Region” (Al Saja’a Industrial Oasis) (31 Oct 2015). Historical masterplan context. Accessed 27 October 2026.
  8. WAM — “SRTA completes 9.5 km project in Al Sajaah Industrial Area” (31 Aug 2024). Accessed 27 October 2026.
  9. WAM — “SAIF Zone unveils major expansion at ‘U2’ logistics district” (18 May 2026). Accessed 27 October 2026.
  10. WAM — “Sharjah Customs launches integrated logistics corridor with Oman” (17 May 2026). Accessed 27 October 2026.
  11. WAM — “ASAS launches phase two of Sajaa Industrial Lands project” (19 Jan 2025). Secondary for private-phase inventory; verify nationality rules on title. Accessed 27 October 2026.
  12. Sharjah Real Estate Registration Department. Accessed 27 October 2026.
  13. Sharjah City Municipality e-services portal. Accessed 27 October 2026.
  14. SEWA. Accessed 27 October 2026.

Gaps we are not filling with invention: no public SRERD open-data CSV of plot-only prices; industrial “sales” mix land and built industrial property; free-zone authorities do not publish an H1 2026 lease-volume series in the same format as SRERD sales tables; no official emirate-wide industrial plot AED/sq.ft index.

Last reviewed (draft): 27 October 2026. Live/draft post last modified context: 26 October 2026 staged HTML.

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