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.
- 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 two on median rate, or where their bedroom mixes overlap by less than 0.4, because those are not the same market.
- 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.
The limits, stated in the same place.
- We publish no price index. Where an official index is shown it is the registry own series, named as theirs.
- 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.
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