How every figure on this site is calculated

The platform is operated by Syed Sikandar, a RERA-licensed broker (Broker Card #75044). Advisory services may earn a commission when a client transacts through the advisor. That relationship is disclosed here and never changes a score, signal or grade: ratings are computed by fixed rules from public data before any commercial discussion takes place.

Scores are analytical opinions, not valuations, financial advice or guarantees of return.

• Dubai Land Department (DLD) registered sales and rental transactions — rolling 12-month window.
• CBUAE mortgage regulations for loan-to-value and off-plan financing rules.
• KHDA inspection ratings for school data.
• Published ECB reference rates for currency conversion.
• Listing details (asking price, size, bedrooms) parsed from the listing link a user submits.

No price, yield or transaction count is invented. Where verified data is missing, the figure is withheld and marked as pending.

Where registered sales exist but rental contracts have not yet been loaded, only sales prices are shown. Yields are withheld until the rental threshold is met.

Medians are used rather than averages so a few outlier sales cannot distort an area's benchmark. Areas with uncertain DLD boundaries (such as MBR City) show "Mapping under verification" and their yield is withheld.

Each area shows three figures only — no blended score.

Price per sq.ft   = 12-month registered median sale price per sq.ft

Asking price gap  [NOT YET LIVE]
                  = (current median asking PSF − 12-month registered median PSF)
                    ÷ 12-month registered median PSF × 100

Net rental yield  = [(annual median rent × (1 − 8%))
                     − (service charge per sq.ft × unit area)]
                    ÷ median sale price × 100

Where building service-charge data is missing, AED 15/sq.ft per year is used. Area yields are community estimates: full publication requires 100 sales and 100 rentals; 30–99 in both feeds is indicative only. Deal Scorer yields and grades retain the 100/100 threshold.

The asking price gap is not yet published. It will be added when a source of current asking prices is connected.

A submitted listing is compared against verified DLD evidence for its area. Each component is scored 0–100:

1. Price (35%) — asking price per sq.ft against the 12-month DLD median.
2. Yield (25%) — net yield against the area benchmark.
3. Developer (20%) — delivery history and registered project record.
4. Ticket & layout (20%) — see rule below.

Ticket and layout (20% of the score): if the asking price is more than 25% above the median registered price per sq ft for units of similar size in the same area, 15 points are deducted from this component. The component cannot fall below 0. Units are compared by area in sq ft, not bedroom count, because DLD does not record bedrooms. Off-plan risk is scored only under the developer component.

Until an area has at least 100 registered sales AND at least 100 rental contracts in the rolling 12 months, the Deal Scorer shows component scores only. No total score or grade is published for that area. Each component is shown on a 0–100 scale with its weight; the yield component reads "Not available: rental contracts not yet loaded for this area." The total and grade require that same threshold and a complete set of component scores.

Deal score = 0.35 × price + 0.25 × yield + 0.20 × developer + 0.20 × ticket & layout

Price gap (%) = (asking PSF − DLD median PSF) ÷ DLD median PSF × 100

Grades are not currently published. The table below applies once an area has at least 100 registered sales AND at least 100 rental contracts in the rolling 12 months, with all components available.

Confidence cap: when the DLD evidence for an area is thin or stale, any grade above BBB is capped at BBB. A high score on weak evidence is never presented as a high-conviction rating. Weak evidence produces "Needs verification" rather than "Avoid".

Fees are indicative and should be confirmed against the final DLD receipt.

Off-plan coverage focuses on projects with handover in 2026 or later and below 70% construction completion. UAE banks generally finance off-plan units only once construction reaches 60–80% completion, so earlier payments are modelled as cash.

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• DLD rental data does not always provide bedroom-level detail; area-level medians are used.
• Some areas are not yet covered by verified data and show as pending.
• Developer track-record inputs rely on public registration records and may lag recent deliveries.
• Listing data depends on what the portal publishes; incorrect listing details produce incorrect scores.

See the live dataset in the Dubai Price Index, or test a listing in the Deal Scorer. Report errors to hello@sikandar.ae.