2026年阿联酋工业与物流报告

REPORT

FIGURESUAEINDUSTRIALMARKETREVIEW⃞2026

2

CBRERESEARCH

Macroeconomicoverview

TheuAE's2026GDpgrowthforecasthasbeenreviseddown

significantlytomm1.5%,fromaninitial4.8%atthestartoftheyear,accordingtooxfordEconomics.Thisreflectsthenegative

economicimpactofongoingregionaldisruptions,whichisfurtherunderscoredbytheprojectedcontractioninnon-oileconomy

performanceof3.5%thisyear,albeitoverallGDplevelswillbesupportedbya5.2%increaseintheoilsector.

currentprojectionshavethehydrocarbonsectorrisingdueto

higheroilproductionandexportsduringH22026.Averagebrentcrudeoilpricesarealsoprojectedtorisetoanaverageof

Us$88.67perbarrel,upsignificantlyfromlastyearandearlier

pre-conflictestimates,asregionalproductionconstrains,storagelimitationsandrestrictedexportroutestemporarilyimpactglobalpricing.

ThisincreaseindomesticoiloutputhasbeenmadepossiblebytheuAE'sexitfromopEcinMay2026,whichrepresentsa

structuralshifttowardsgreaterpolicyindependence,allowingoilstrategytoalignmorecloselywithlongtermeconomic

diversificationobjectives.

Thenonoileconomyisanimportantdriverfordomestic

industrialactivity,withsectorssuchastourism(13%),retailandtrade(17%),andconstruction(13%)notonlygenerating

significantdemandforstaffaccommodationfacilities,buttheyalsounderpindemandforasubstantialvolumeofwarehousingandotherindustrialyardspaces.

withoxfordEconomicsprojectsthatthehotelsandrestaurantssectoralonewillcontractby23.2%thisyear,theknockonimpactcanbesignificant.

However,lookingahead,astrongrecoveryisexpectedin2027,withGDpgrowthprojectedtoreboundto6.6%asglobaltraderoutesstabilizeandnewenergycapacitiescomeonline.

FIGURESUAEINDUSTRIALMARKETREVIEW⃞2026

3CBRERESEARCH©2026CBRE,INC.

FIGURE1:UAE,GrossDomesticproduct,yychange(%)

source:CBREResearch/oxfordEconomics/Macrobond

FIGURE2:UAE,keyEconomicIndicators,yy%change

GDP

6.2%

-1.5%

6,6%

4,8%

oilGDP

4.3%

5.2%

15.5%

3.1%

Non-oilGDP

6.8%

-3.5%

3.7%

5.4%

Inflation

1.3%

2.9%

1.6%

1.9%

source:CBREResearch/oxfordEconomics/Macrobond

Inresponsetotheevolvingregionalgeopolitical

situation,theuAEacceleratedacoordinatedsetofeconomicsupportmeasuresandstructuralreformsaimedatreinforcingresilience,sustainingcapital

inflows,andsafeguardingtradecontinuity.This

includesmeasurestosupportFDIaswellasexistingbusinessesbyofferingliquiditysupport,with

businessloanrestructuringandfeedeferrals,and

expandedcustomsfacilitation.Inaddition,aDubailedAED2.5billioneconomicincentivepackagewaslaunchedtosupportsMEsandthebroaderprivatesector,reinforcingthecountry'sroleasastablehubfortradeandinvestment,

Tradehasalsobeensupportedbyactivationof

alternativeregionallogisticscorridors(includinglandroutestosaudiArabiaandoman,andthroughthe

eastcoastports).Inaddition,theuAE'SCEPAprogramhasmaintainedmomentumsupporting

non-oiltrade,increasingto37agreements(asofmid-2026),with18nowinforce,upfromsixinearly2025·Thisislikelytoincreasefurtherduring2026,withDrThaniAIzeyoudi,MinisterofForeignTrade,

suggestingthatanadditional5to7agreementscouldbeinplacebyyearend.

UAEbusinessactivityhasremainedresilient,witha

readingof55.3inAugust,upfrom52.7inJuly.ThereisasimilarstoryforDubai,withareadingof54.1in

August,upfrom51.7thepreviousmonth.The

reboundinactivityrepresentsabouncebackafter

thefirstrealtestofeconomicresilience,following

closetosixyearsofstrongperformancepreceding

COVID.However,bytakingdecisivestepstoenhancepolicyautonomyanddiversifysupplychains,theuAEislookingtofurtherstrengthenitsindustrialbase

andpositionforrecoveryin2027.

FIGURE3:UAE,purchasingManagers'Indices(PMI)

UAEDubai

55.3

Expansion

contraction

45

2023202420252026

source:CBREResearch/oxfordEconomics/Macrobond

55

FIGURESUAEINDUSTRIALMARKETREVIEW⃞2026

4CBRERESEARCH©2026CBRE,INC.

supplychainAgility:

Multi-modalRoutingpostHormuzBlockade

Thedisruptiontoshippingthroughthestraitof

Hormuz,nowinitsseventhmonth,hasacceleratedtheuAE'sshifttowardsamorediversifiedlogisticsnetworkbuiltaroundeastcoastports,railfreight,

overlandtransportcorridorsandsea-air

connectivity.on8April2026,MinisterofEnergyandInfrastructuresuhailAlMazroueistatedthat

easternregionportcapacityhadincreased

twentyfoldsincethestartofthecrisis,whileEtihadRailfreightvolumesrosesixfold,reflectingthescaleofthecountry'scoordinatedresponse.

Akeycomponentofthisstrategywastherapid

expansionofalternativelandmmbasedtraderoutes.AS

majorshippinglinesincludingMaersk,Mscand

Hapag-LloydsuspendeddirectGulfservices,cargowasreroutedthroughRedseagatewayssuchas

JeddahIslamicportandkingAbdullahportbeforemovingoverlandintotheuAEandoman.These

sauditruckingandlogisticscorridorsbecame

criticalinmaintainingtheflowofconsumergoods,industrialmaterialsandessentialsupplieswhile

bypassingrestrictedmaritimeroutes.

Thismapwasgeneratedusingartificialintelligencetechnologyandisintendedsolelyforillustrativeandvisualizationpurposes.

FIGURE4:IllustrativeMapIMultiModalRouting

source:CBREResearch/Regionalmediacoverageandpressreports/EtihadRail

Atthesametime,portsontheArabianseaemergedasincreasinglyimportantgatewaysforregional

trade.Fujairah,khorFakkanandsalalahevolved

fromcontingencyoptionsintokeynodeswithinabroaderlogisticsnetwork,offeringdirectaccesstointernationalshippinglaneswithouttransitingthestraitofHormuz.supportingthisshift,enhancedcustomscoordinationandcrossbordertrucking

initiatives,includingtheomanDubaicorridor,improvedcargoreliabilityandreducedtransitbottlenecksbetweenomanandtheuAE.

TheuAEalsoexpandeditsseaairlogisticsmodeltosupporthighvalueandtime-sensitivecargo.AS

vesselsdivertedaroundthecapeofGoodHope,

adding10to14daystostandardvoyages,goods

arrivingthroughFujairah,khorFakkanandsalalahwereincreasinglytransferredtoDubaiInternationalAirport(DXB)andAIMaktoumInternationalAirport(DWC)foronwarddistribution.Thishybridmodel

significantlyreduceddeliverytimescomparedtoall-oceanalternatives,despitehigherairfreightcosts.

FIGURESUAEINDUSTRIALMARKETREVIEW⃞2026

5CBRERESEARCH©2026CBRE,INC.

supplychainAgility:

Multi-modalRoutingpostHormuzBlockade

EtihadRailplayedapivotalroleinsupportingthis

transition.Therailwayactivatedadditionalfreight

corridors,increasedconnectivitywitheastcoast

portsandexpandedservicesattheAlGhailDryportterminaltoabsorbrisingcargovolumes.Bylinking

ports,inlandterminalsandmajorindustrialhubs

suchaskEZADandJAFZA,therailnetwork

strengthenedsupplychainresiliencewhilereducingdependenceonlonghaulroadtransport.

ThelongtermoutlookisfurthersupportedbythedevelopmentofHafeetRail,aJvbetweenEtihad

Rail,MubadalaandASYADGroup,whichissetto

furtherenhanceregionalconnectivitybylinkingtheUAErailnetworkwithsoharportandkeylogisticshubsinoman.AstheGCC'sfirstcrossborder

railwayproject,itisexpectedtoimprovefreight

efficiency,strengthensupplychainresilienceandsupportdeepereconomicintegrationbetweenthetwocountries.

FIGURESUAEINDUSTRIALMARKETREVIEW⃞2026

6CBRERESEARCH©2026CBRE,INC.

AzeroRelianceplan:

TheEastcoastInfra-sprint

ThestraitofHormuzdisruptionhasaccelerateda

fundamentalshiftintheuAE'sinfrastructurestrategy.Ratherthantreatingalternativetraderoutesasa

temporarysolution,thegovernmenthasadopteda

long-termobjectiveofachieving"zeroHormuz

dependency"throughsignificantinvestmentineastcoastports,pipelines,railinfrastructureandlogisticscorridors.AccordingtoMinisterofstateforForeignTradeDr.ThaniAIzeyoudi,thestrategywillproceedregardlessofwhethernormalshippingthroughthestraitresumes,reflectingabroadereffortto

strengthentheresilienceoftheuAE'stradeandenergynetworks.

centraltothisstructuralshiftistheexpansionoftheeastcoastgatewaysincludingFujairah,khorFakkanandDibba,whichprovidedirectaccesstotheGulfofomanandglobalshippinglanesoutsidethestraitofHormuz.AsofMay26,ADportsGrouphashandledmorethan54,000TEusofredirectedcargothroughFujairahandkhorFakkan,supportedbynewfeederservices,landbridgesandMulti-modaltransport

connections,sincetheonsetofthedisruption.

Additionally,Gulftainerhasannouncedaus$2billionexpansionofkhorFakkancontainerTerminal,

increasingcapacityfrom3.5millionTEusto10millionTEusoverthenext36months,reinforcingtheport'spositionasoneoftheregion'smoststrategically

importantcontainergateways.

FIGURESUAEINDUSTRIALMARKETREVIEW⃞2026

7CBRERESEARCH©2026CBRE,INC.

AzeroRelianceplan:

TheEastcoastInfra-sprint

TheuAE'slongtermportcapacityisalsosettoincreasesignificantlyfollowingDpworld'SJuly2026

agreementinprinciple,undera50yearconcession,withtheFujairahportsAuthoritytodeveloptheAl

RugaylatcontainerandMultimmpurposeTerminalandtheDibbaGeneralcargoTerminal.onceoperational,thedevelopmentwillincreaseDpworld'scontainerhandlingcapacityintheuAEfrom19.4millionTEustoalmost22millionTEUS.

Inparallel,theuAEisstrengtheningitsenergyexportinfrastructure.ADNochasacceleratedconstructionofasecondwestEastpipelineconnectingHabshantoFujairah,whichisexpectedtodoublecrudeexportcapacitythroughFujairahfromapproximately1.8millionbarrelsperdayto3.6millionbarrelsperdayby2027.The

projectformspartofabroaderstrategytoreducerelianceonGulfexportroutesandsupporttheuAE'slong-termproductionambitions.

supportingtheseinvestmentsisanexpandingMultimodallogisticsnetwork.ADportsGrouphasdeployedan800-trucklandbridgeoperationlinkingeastcoastportswithinlandlogisticshubs,complementedby

dedicatedEtihadRailfreightservicesandgrowingwarehousecapacity.Together,theseinvestmentsare

transformingtheuAE'seastcoastfromacontingencygatewayintoapermanenttradeandlogisticscorridor,creatingadditionalcapacityforcontainerizedcargo,energyexportsandregionaldistributionactivities.

source:CBREResearch/ADportsGroup/INCHCAPE/Regionalmediacoverageandpressreports

FIGURESUAEINDUSTRIALMARKETREVIEW⃞2026

8CBRERESEARCH©2026CBRE,INC.

pivotingtoResilience:

EmpoweringtheuAEI&Lsector

TheuAEgovernmenthasproactivelyaddressedchallengesinthelogisticsmarket,byeffectivelypivotingtowardsimmediate,highimpact

interventions,includingaraftofindustry

incentivesaimedatprotectingdomesticsupplychains,reducingoperationalfrictionforlogisticsoperators,andacceleratingtheopeningof

alternativecrossborderlandcorridors.someofthemajorincentivesandinitiativesinclude:

TheNationallndustrialResilienceFund(NlRF)

A5-yearAED1billion(us$272million)fundto

expanddomesticmanufacturingandlocaliseover5,000criticalproductsacrossfood,

pharmaceuticals,andtechnologysectors.

ManagedbytheEmiratesDevelopmentBank

(EDB),thefundwasapprovedbycabinetinApril2026andaimstosafeguardsupplychains

throughAlforecastingandlocalprocurement

requirements,inlinewithstrategicinitiativessuchasIncountryvalue(ICV)andMakeitinthe

Emirates(MIITE).ADNocbecamethefund'sfirstindustrypartnerinMay2026,aligningitslong

termprocurementwithlocalmanufacturers.

FineReductions&FeeDeferrals

Dubaicustomsintroducedtemporaryrelief

measurestoimmediatelyfreeupcorporate

liquidityfor3PLprovidersanddistributors,

grantingan80%reductiononqualifying

outstandingcustomsfines.Alongsidethispenaltyrelief,aflexibledutyinstalmentplanwaslaunchedforimportdeclarations,allowingcorporate

occupierstodefercustomsfeesandeasethe

upfrontcashflowburdenofaccumulatingsafetystockmidcrisis.Thepackagealsoextended

transitperiodsfrom30togodays,introduceda

"Greencorridor"forgoodsmovingviaalternativeroutes,andprioritizedclearanceforshipments

enteringthroughkhorFakkan,Fujairah,andtheHattabordercrossing.ByendofJun26,these

measureshaddeliveredoverAED79millionin

liquidityto428companiesandhelpedsustain

AED33.9billionintradeflows,withafurther6,613companiesbenefitingfromaseparate120mmday

extensiononsuspendeddutycases.

SMEcredit&contractingEmpowerment

DubaiDepartmentofFinancedoubledthe

contractthresholdforgovernmentcontract

performanceguaranteeexemptionsfromAED5milliontoAED10milliontoempowermidtier3PLfirmstobidoncriticalregionaldistribution

tenderswithouttyinguptheirliquidoperationalcapital.

TheHafeetRailFast-TrackActiyation

HafeetRail,theuAEOmanrailjointventure

betweenEtihadRail,omanRail,andMubadala,isdesignedtopermanentlybypassinner-Gulf

bottlenecksasinglefreighttrainonthenetworkcanmoveover15,000tonnesofcargodirectly

betweenterminalsanduAEfreezones,The

projectpassed40%completioninApril2026andentereditsheavycivilphasebeforetrack-layingbeganaroundmid2026.The238kmcorridoris

expectedtosignificantlystrengthenregional

supplychainsandcreateanefficientalternativetraderouteoutsidetraditionalshippingcorridors.

FIGURESUAEINDUSTRIALMARKETREVIEW⃞2026

9CBRERESEARCH©2026CBRE,INC.

DecouplingRisk:

surgeincapitalFlows&Investorconfidence

KEZADSMEHub

Targetingthecriticaldownstreamdistribution

layer,KEZADGrouplaunchedanAED112milion(us$30.5million)investmenttodevelopthe

purpose-builtsMEHubinKEZADAlMa'mourah·occupying25,260sqm,thefacilityintroduces175

flexible,movemmin-readymicrommindustrialunits

startingassmallas100sqm,designedtobridgethegapbetweenearlystageincubatorsand

large-scaleindustrialmarketassets.Theprojectissettobecompletedbytheendof2026.BY

providingdirect,physicalintegrationwithkhalifaportandtheEtihadRailnetwork,thehuballowsgrowing3PLprovidersandlightmanufacturerstoscaleoperationsatcompetitivecostswhilestill

accessingover75%oftheuAE'surbancenters

withinagommminutedrive.

Dpworld&Lintaraproperties

DpworldandLintaraproperties,Arcapita'srealestateplatform,brokegroundona20,000sqm

GradeAbuildmmtommsuitlogisticsfacilitywithinJafza

inJune26.Expectedtocompletein2027,the

developmentwillfeatureapproximately12metreclear-heightwarehousing,temperature-controlledstorage,dedicateddangerousgoodsfacilities,andsupportingofficespace.Theprojectreflects

increasingoccupierdemandforspecialized,high-specificationlogisticsassetsthatcan

accommodateincreasinglycomplexandresilientsupplychainstrategies.

Despitecurrentregionalmacroheadwinds,

institutionalinvestorscontinuetodeploycapitalintotheuAE'sl&Lsector,withinvestorslookingbeyondgeopoliticaltensions,transactingon

GradeAwarehousingasasafe,defensiveand

high-yieldingsector.Thissustainedinvestor

confidencereflectsanunderlyingconvictionin

longmmtermeconomicgrowthandthestrategic

valueofplannedinvestmentsintotheEmirates,whichissupportingthecurrentcollectivemarketflighttoquality.

Makei⃞intheEmnirates2026

TheforumgeneratedanunprecedentedAED48.5billion(us$13.2billion)intotalindustrial

investments.ThiswasanchoredbyanewAED

36.7billion(us$10billion)chemicalclusterby

TA'z1zandAlphaDhabiHoldinginAIRuwais

Industrialcity.Thiswasfurtherreinforcedby

KEZADGroupformalizingAED2.1billion(us$0.6billion)through18newagreementsspanning

varioussectors,andtheAbuDhabiInvestment

office(ADIO)deployingAED1.5billionindirect

supportfornewandexpandedfactoryoperations,includingtheestablishmentofROXMotor

automotivemanufacturingfacilitiesinkEZAD.

The10,000sqmfacilityhascommenced

operationsinsepmm26andisexpectedtobecomeoneoftheMiddleEast'sfirstadvanced,Al

enabledautomotivecenters,targetinganannualproductioncapacityof300,000vehiclesby2030.

TheHubwillplayacrucialroleby

providingearly-stagesupportforsMEstartupswhileenablingestablished

SMEstoscalewithinanintegrated

industrialenvironment,bridyingthegapbetweenincubatorsandindustrialmarketfacilities.99

MohamedAlkhadarAlAhmedCEO,KEZADGroup

FIGURESUAEINDUSTRIALMARKETREVIEW⃞2026

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DecouplingRisk:

surgeincapitalFlows&Investorconfidence

GulftainerlsAlDhaidTradecorridor

GulftainerhasunveiledplansfortheAlDhaid

MultiModalTradecorridor,a150hectare

logisticshubroughly5okmfromkhorFakkan

port,designedtoadd1.5millionTEusofannual

capacityasaninlandextensionoftheport.The

developmentisdesignedtointegratemaritime,

road,andfutureEtihadRailfreightnetworksintoasinglelogisticsecosystemservingtheuAEandwiderGCC.Bystrengtheningeastcoasttrade

flowsandreducingdependenceontraditional

Gulfshippingroutes,theprojectenhances

regionalsupplychainresiliencewhilecreatinga

majornewlogisticsnodelinkingkhorFakkanporttoinlandmanufacturinganddistributioncenters.

Arcapita&HinesstrategicAlliance

ArcapitaandHineshaveformedastrategic

alliancetoexplorejointinvestmentsacrosstheGccindustrialandlogisticssector.This

partnershipwasspecificallyactivatedtoidentifyandacquirehighquality,defensivelypositionedandfutureproofed,incomemmgeneratingindustrialassets.

GFHBank&OCTOManagementconsultancies

InJune,GFHBanksignedanMouwithocTOManagementconsultanciestodevelopaus$

300millionl&LplatformacrosstheuAEandsaudiArabia.GFHwillactasinvestment

manageranddevelopmentpartner,withtheplatformfocusedonlargemmformat

warehousing,multi-letindustrialassets,coldstoragefacilitiesanddistributioncenters·

Jafzacapitalcommitments

JafzasecuredAED854million(us$232.5

million)innewtenant-ledinvestmentsduringthefirstfourmonthsof2026.over43%of

theselongmmtermagreementswerefinalized

duringMarchandApril,followingthe

outbreakoftheregionalconflict.These

investmentswerelinkedtoexpansionand

developmentcommitmentsacrosssectors

includingmanufacturing,logistics,healthcare,foodproduction,vehiclehandlingandheavyequipment.

FIGURESUAEINDUSTRIALMARKETREVIEW⃞2026

11CBRERESEARCH©2026CBRE,INC.

DecouplingRisk:

surgeincapitalFlows&Investorconfidence

AureurnLogisticsDevelopmentinNIP

AureumannouncedinAugustmm26a30,000sqmGradeAlogisticsdevelopmentinNIP,with

deliveryscheduledfor2027.Designedwith

institutional-gradespecifications,technology-

enabledinfrastructureandsustainabilityfocusedfeatures,theprojectrespondstopersistent

occupierdemandformodernGradeA

warehousinganddistributionfacilitiesacrossDubai'skeylogisticscorridors.

Theseinvestmentannouncementsindicatethatcapitaldeploymentdecisionsareincreasingly

beingdrivenbylongtermstructuralthemes

ratherthanshort-termgeopoliticalevents.

Manufacturinglocalization,supplychain

diversification,eastcoasttradeinfrastructure,

Multimmmodaltransportintegration,and

institutionalizationofthelogisticsrealestate

sectorcontinuetoattractsubstantialpublicandprivatecapital.Asaresult,theuAE'sindustrial

andlogisticsmarketappearsincreasingly

decoupledfromnearmmtermregionalvolatility,withinvestorsremainingfocusedonthecountry's

long-termroleasaregionalmanufacturing,distribution,andtradegateway.

FIGURESUAEINDUSTRIALMARKETREVIEW⃞2026

12CBRERESEARCH©2026CBRE,INC.

ResilienceAmidHeadwinds:

Marketperformance

AbuDhabi

AbuDhabi'SI&LleasingmarketdemonstratedclearresiliencesinceMarmm26,withperformancecharacterisedbysustainedenduserdemandandrisingFDIintostrategicareas.

Market-wideQ32026averagerentalratesreached509AED/sqm,representinga6%expansionyear-on-year(y-o-y)ascomparedtoarelativelymodest1.6%uptickquarter-on-quarter(q-0-q).Thisannualgrowth

trajectorywasledbyICAD,whichrose10.8%y-o-yto460AED/sqm/annum.FollowedbyAlMarkazat6.9%y-o-y,reaching385AED/sqm/annum.TheMusaffahareassawrentsincrease6.7%y-o-y,holdingamodest1.1%q-0-qat480AED/sqm/annum.Meanwhile,thepremiumkEZADandAbuDhabiAirportFreezone

(ADAFZ)maintainedsolidbaselines,loggingy-o-ygrowthof4.3%to600AED/sqm/annumand3.3%to620AED/sqm/annum,respectively.

KEZAD'swarehousedemandandleasingactivityhaveremainedstrong,withtransactionvolumesbroadlyinlinewithpriorperiods.Basedonpipelinetransactiondata,over30leaseagreementshavebeensignedduringH12026,withanaverageunitsizeofapproximately1,800-2,000sqmandseverallarge-scaletransactions

recorded.Notably,thelargestleaseexceeded17,000sqm,reflectingcontinueddemandfromlargeroccupiersalongsideastrongbaseofsMEdriventake-up.

Thissteadyperformancecomesdespitecontinuedgeopoliticalheadwindsandoperationalchallengesfacedbytheregion'SI&Lsector.whiletheconflictimposedimmediatefrictionviaemergencyconflictsurchargesandrisingwarriskinsurancepremiums,thedomesticleasingmarkethasremainedsomewhatinsulatedduetoseverelyconstrainedlocalizedsupplypipelines.

Tohelpreaddressthisdeficit,majorcapitalinflowsarebeingdeployedintohighgradeinfrastructure,

includingkEZADGroup'snewlylaunchedAED112milionsMEHubinkEZADAlMa'mourah.Additionally,

AldarisprogressingonexpandinganewsiteinICAD(I1I)forAbuDhabiBusinessHubofferingmodernLIU'sconsistingof165,000sqmGLA,setforcompletioninQ22027.

withtraditionalmaritimeroutesthroughtheGulffacingdisruption,occupiershavestartedtoincorporateMultimodaloverlandroutesintotheirlogisticsstrategy,withincreaseddomesticinventorybufferspace.Thispivothasincreasedcompetitionforhigh-quality,existingwarehousestockandcementedlandlord

pricingpower.

20222023202420252026

FIGURE6:AbuDhabi,AverageIndustrialRents(AED/sqm)

source:CBREResearch

13CBRERESEA