How We Compute the Numbers

Sources

Sales and price data come from Dubai Land Department (DLD) registered transactions and Abu Dhabi's ADREC registrations, not asking prices. Rental figures come from registered Ejari/Tawtheeq contracts. Off-plan project data (payment plans, availability, launch pricing) comes from developer-verified feeds, refreshed daily.

Medians, not averages

We quote median AED/sqft over trailing 12 months (or 90 days where labelled), because a handful of penthouse sales distorts averages. Every figure carries its window and its source date.

Gross yield

Median registered annual rent for the unit type ÷ median registered sale price, same community and trailing window. Net yield estimates deduct published service charges and typical chiller costs, and are always labelled as estimates.

Developer track record

Announced handover dates at launch vs registered completion dates, per project, over the trailing five years. "On time" means registered completion within one quarter of the announced date.

Price checks on listings

A listing's asking AED/sqft vs the median registered AED/sqft for the same registration area, property type and bedroom count, trailing 12 months. Premiums and discounts are shown, with the driver where we know it (floor, view, condition).

Where a bedroom count has too few registered sales to publish on its own, we step up to the nearest cohort that contains it, never sideways to a different size, and we name the cohort we used on the page. In that case we show the rate per sqft, which compares across sizes, and leave out the price median, which mostly reflects floor area. Rent cohorts come from Ejari contracts, which carry no bedroom count, so they are floor-area bands and are labelled as sizes.

Corrections

Registered data is occasionally restated at source. When that changes a figure we've published, the page updates on the next daily refresh, and material corrections are noted in the monthly report.