The rules, written down.
A number you cannot defend is not much use. This page states where our figures come from, the sample a figure needs before it is shown, when it is withheld instead, and how to rebuild it from the export.
100 / 30 / 5 transaction grades·thresholds printed on screen·recipes in every export
- Source
Every benchmark is built from registered transactions.
Sales come from Dubai Land Department records for Dubai and ADREC records for Abu Dhabi. Lease records are published for Dubai only, so rental figures and yields are Dubai figures and say so wherever they appear.
- Population
Dubai sale figures count arms-length sales, and Abu Dhabi says when that filter does not apply.
Bulk transfers and related-party records are excluded from Dubai counts before any median is computed, which is why our Dubai counts read lower than raw registry activity. The Abu Dhabi feed does not carry the field that filter needs, so an Abu Dhabi export states that it was not applied rather than implying it was.
- Sample grade
Reliability is a count, and the count is printed.
A read is graded on the transactions behind it: 100 or more is high, 30 or more is medium, 5 or more is low, and below 5 is reported as insufficient rather than shown as a weak figure. The badge names the sample rather than an adjective.
Sample grade by the number of transactions behind a read Grade Minimum transactions High 100 or more Medium 30 or more Low 5 or more Insufficient Fewer than 5 - Suppression
A figure is withheld rather than drawn thin, and the threshold is on screen.
Where a cut falls under its sample floor the product prints the floor it missed, so an empty cell reads as a stated rule rather than as missing data. No leader is named where two markets differ by more than a factor of 2 on median rate, or where their bedroom mixes overlap by less than 0.4, because those are not the same market.
When no leader is named in a comparison of markets Comparison No leader is named when Median rate The highest is more than 2 times the lowest Bedroom mix The overlap is below 0.4 - Refusal
A chart gets no explanation rather than a wrong one.
The written notes under a chart are computed from that chart series, never generated as prose. Where the series cannot support an honest sentence the note is omitted. There are 31 such refusal points, and each one prefers silence to a plausible sentence.
- Reproduction
An export tells you how to rebuild each figure.
Every export carries the window it covers, the scope in words, and the rows the scope kept against the total rows shipped. The workbook adds a step by step recipe for each headline figure, naming the column and the test behind it, so a recipient who disagrees with a number can check it against the file rather than take it on trust.
How 1-Click Pricing works
Each stage says what we do, how, and why you can rely on it. The run itself shows the exact numbers it used at every stage.
We read your project
We read your unit list: bedrooms, sizes, views, floors and any cost you declared. Nothing is guessed about your inventory. What you did not map is left out and said so.
We pull registered sales
We pull registered sales of the same product in your area and the areas most like it. Every comparable is a transaction recorded in the land register, never an asking price.
We read the market
We read recent launches near you, where your area sits against the emirate and, for Dubai, our Dubai flats and villas index of registered sales, mortgages and gifts. A read that is missing is shown as missing, never filled in. An outside event can move the price only by as much as registered sales moved after earlier events of the same kind.
We research what the register cannot show
We research view, floor, feature and outlook premiums for your area on the web. Registry evidence always outranks web evidence. The web only fills what the register cannot.
We shape three strategies
We turn the comparable set into three prices per bedroom: Conservative, Market Aligned and Aggressive. You see which comparables sit behind each number and how far each tier is from the area.
We build the configuration
We assemble base prices, floor rise, view and feature premiums into a configuration you can apply. Every step of the build-up is listed with its source and its effect, so nothing moves the price unseen.
We check our own work
We check each tier against benchmarks it did not produce: the area median, verified nearby launches and your declared cost. Confidence is earned from evidence that landed, and capped whenever a leg is missing.
What we never do
- Invent a comparable, a premium or a figure without a source.
- Let a web number override a registry number.
- Hide a missing read: a gap is named and it lowers confidence.
- Change your configuration until you press Apply.
- Set our prices from yours: your own prices are compared, never used to set ours.
- Treat a column that is not a feature of the home as a premium.
The limits, stated in the same place.
- The price indices shown are our own recomputation of registered records: in Dubai sales, mortgages and gifts, in Abu Dhabi sales. DLD stopped publishing its own in May 2024. An index is a median, so it moves when the mix of what was registered changes, not only when prices do.
- We publish no automated valuation of an individual property, and no figure here should be read as one.
- Rental records and yields are Dubai only, because Abu Dhabi lease records are not published.
- Material drawn from the open web is labelled as web sourced and kept separate from registry figures, never blended into a benchmark.
- Registry data records what was registered. A registration lags the agreement it records, and the most recent period is always still filling.
For where the data comes from, read market data. For how it is kept, read chain of custody.
Ask about a figure