Short answer: compare recent sales for the closest unit type, then adjust for view, size, layout, lift zone, condition, lease, and full yearly cost.
Start with completed sales
An asking price shows what a seller wants. A registered sale shows what a buyer paid. Dubai Land Department provides real estate transaction data with fields such as amount, size, rooms, area, and project. Use recent records and remove units that are not close matches.
Price per square foot is not enough
Two apartments with the same size can have different usable space and buyer demand. A good comparison also checks:
- Exact view and direction
- Floor and tower lift zone
- Layout, columns, windows, and storage
- Original, renovated, or heavily customised condition
- Vacant, rented, or owner occupied status
- Furniture, parking, and included items
Build a fair range
| Low end | Units needing work, with weaker views, hard lease terms, or less useful layouts. |
|---|---|
| Middle | Close normal units in fair condition with a clear view and clean deal terms. |
| High end | Rare view, strong layout, high-quality work, vacant status, or another feature the next buyer will value. |
Add the cost of being wrong
A lower price may hide renovation, service-charge debt, a weak lease, or a hard resale layout. A higher price may be fair when the unit is truly scarce. Compare the full cash needed during the first year, not only the transfer price.
Questions to ask the seller
- What are the closest registered sales?
- Why is this unit priced above or below them?
- Is it vacant on transfer?
- What stays in the home?
- Are any payments or notices due?
Official sources
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