Methodology & data
How we turn raw records into trustworthy comparables.
Source of truth
Production data comes from the Dubai Land Department's registered transactions, published through Dubai Pulse (CSV + API). Every figure traces to a registered record — these are sold prices, not asking prices.
Clean, arm's-length comparables
The raw feed mixes sales with gifts, inheritance and mortgage registrations. By default we show only arm's-length sales and exclude the rest from comparable medians, then flag repeat registrations and price-per-sqft outliers with a confidence indicator.
Confidence indicator — what each level means
- High
- Arm's-length sale, plausible AED/sqft for the building and area, no outlier flags. Counted in comparable medians.
- Medium
- Arm's-length sale, but the AED/sqft or unit size sits outside the area's typical band. Shown with a caveat and weighted lower in the comparable median.
- Low
- Gift, mortgage-only registration, or a repeat registration that looks irregular. Excluded from comparable medians but shown for completeness and audit.
Known gaps (stated honestly)
- Pre-Oqood off-plan soft launches are not registered until Oqood is filed.
- Ejari under-counts informal rental contracts.
- Occasional data-entry errors exist — so we reason over aggregated patterns, not single rows.