Methodology & Data Source

How we collect, verify and publish Dubai real estate transaction data

1. Data Sources

The figures shown across this site are modelled estimates, not records of specific registered transactions:

Internal market model:Figures are generated by MRK’s pricing model, which applies typical price-per-sqft ranges, unit mixes and community characteristics to illustrate what pricing generally looks like across Dubai.
Not Dubai Land Department data: These figures are not sourced from the DLD registry and do not represent specific registered sales, identifiable buyers or actual sale prices. For official transaction records, consult the DLD open data portal at dubailand.gov.ae.
Market commentary: Model parameters are informed by publicly published Dubai market reporting on price ranges and community trends.

2. Data Collection & Refresh Cadence

Model review: Pricing parameters are reviewed periodically against published Dubai market commentary. There is no live registry feed behind these figures.

What this means for you: Treat every figure as indicative guidance for orientation, not as evidence of what a specific property sold for. Verify any figure that will inform a financial decision.

Coverage:Modelled estimates span January 2025 to present across Dubai’s principal freehold communities.

Corrections: Model parameters are reviewed periodically. Because these are not registry records, they do not reflect amendments or cancellations of specific registered sales.

3. Calculation Methods

Price Per Sqft (AED/sqft)

Calculated as: Transaction Price (AED) / Registered Area (sqft)

Modelled areas approximate useable floor area and are not taken from a DLD property card. For apartments, this excludes the shared common areas (stairwells, lobbies). For villas, this is the built-up area within the plot boundaries.

Median Price (per community)

Calculated as the 50th percentile of all transaction prices in a given community over the selected time period.

Median is preferred over mean for market reporting because it is resistant to outliers (ultra-luxury sales skewing averages).

Price Trend (YoY %)

Calculated as: ((Recent 6m Avg - Prior 6m Avg) / Prior 6m Avg) × 100

This measures the year-over-year change in average transaction price. A negative % indicates price softening; positive indicates appreciation.

4. Data Quality & Known Limitations

Buyer Nationality

Not disclosed by DLD for corporate entities, offshore entities, or transactions where the buyer is a UAE national company. We mark these as "Undisclosed". Approximately 15–20% of transactions lack nationality data.

Off-Plan vs. Ready Properties

Modelled records are labelled PRIMARY (from developer), RESALE (secondary market) or OFFPLAN_ASSIGNMENT (transfer of purchase rights) to illustrate typical market mix. These labels are generated by the MRK model, not read from a DLD feed.

Mortgage vs. Cash

DLD does not explicitly disclose the payment method. We infer mortgage likely if the transaction involves a bank/REIT or includes mortgage-related annotations. Cash is inferred otherwise. This is approximate.

Area Measurement Variations

Property areas shown are modelled and will not match any specific property’s DLD property card. Real-world areas vary between DLD records, RERA records and developer brochures due to net vs. gross measurement differences. Always rely on the official property card for a specific property.

Distressed Sales

We do not filter for distressed sales (foreclosures, quick sales). All transactions at market price are included. You should validate outliers independently.

5. Legal Disclaimers

No financial advice: MRK provides factual, historical transaction data only. This is not financial, legal, or investment advice. Consult a licensed financial advisor before making investment decisions.

Data accuracy: While we verify data against DLD and RERA records, we cannot guarantee 100% accuracy. Data is provided "as is" without warranty. Users assume all risk of reliance.

Third-party use: You are welcome to cite MRK's transaction database in reports, articles and analyses. Please attribute to "MRK Real Estate Transaction Database" or similar.

Not transaction records: These are modelled estimates, not real transactions. For official registered sale data, visit dubailand.gov.ae directly.

Privacy: No personal data is involved. Buyer profiles shown are modelled demographic patterns, not records of identifiable individuals.

6. API Access & Custom Reports

Need real-time transaction feeds, custom filters, or bulk data exports? MRK offers:

API access to transaction feeds with custom webhooks
Real-time alerts for specific communities, price ranges, or buyer nationalities
Custom dashboards for portfolio managers and developers
Bulk historical exports (CSV, JSON, or database access)

Have Questions?

If you have questions about our methodology, data sources, or need clarification on any metric, please reach out.

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