Where our figures come from, and how they are calculated.
Every price, rent or volume on this site comes from the Dubai Land Department registry. This page says which datasets we read, what we remove, over which period we calculate, what the figures do not say, and every correction made, dated.
Datasets and update cadence
We read the Dubai Land Department (DLD) open data published on Dubai Pulse. It is synchronised daily into our database, and the calculations are rerun every morning, Dubai time. Every figure shown carries its period and read date.
This data is public and open to all. The prices, rents and yields on this site are our own calculations: the Dubai Land Department does not produce, review or endorse them. SwissPro360 is an agency registered with RERA; it is neither a DLD partner nor appointed by the DLD to publish these figures.
- Transactions: registered sales, mortgages and gifts, with the registration date, area, property type, size and price. We keep only the sales.
- Ejari leases: registered tenancy contracts. For rents, we read new residential leases (apartments and villas), not renewals.
- Projects, developers and licensed professionals: DLD and RERA registers (registered projects, developers, agencies and brokers).
- Service charge index published by the DLD, by project.
What we remove
A “price paid” on this site is always that of a registered sale. Sales only and land excluded: these filters are the same on every page, since 07/11/2026 for the “last 90 days” blocks. Offices, shops and hotel rooms are removed from area prices (home page, /quartiers, area pages) since 08/11/2026 and from their “last 90 days” blocks since 09/11/2026; the benchmarks, the monthly reports and the developer pages still count them (see the log below).
- Sales only: mortgages and gifts are removed.
- Apartments and villas only: land is excluded (the registry does not tell a villa plot from a commercial plot); offices, shops and hotel rooms are removed from an area's price.
- Incomplete rows set aside: zero or missing amount, size or price per square metre.
- Rents: new residential leases from AED 15,000 (≈ EUR 3,700) to AED 5,000,000 (≈ EUR 1,230,000) a year and from 20 to 2,500 m², to set aside data-entry errors.
Calculation windows
The date used is the DLD registration date, not the signing date. Each window ends at the latest sale registered in our database.
- 90 days: the “prices actually paid, last 90 days” blocks of the area pages, by unit type and market (resale, off-plan), compared with the median of the previous 12 months.
- 12 months: an area's price (home page, /quartiers, page headers), rents and gross yield, the benchmarks; the one-year change compares with the 12 months before.
- 24 months: the base for the 12-month calculations and the monthly trend of the benchmarks.
- Calendar month: the monthly market report (/rapports), from the 1st to the last day of the month, published on the 3rd of the following month.
Median, quartiles and thresholds
We publish medians, not averages: the median is the middle price, half the sales above and half below; a few exceptional sales do not move it. “Half of sales between” gives the first and third quartiles: 25% of sales are below the lower bound and 25% above the upper one.
Count threshold: a median is shown only from 15 sales (or 15 leases) in the cell; below that, the cell stays empty. In the “last 90 days” blocks, a change is calculated only if the 12 comparison months have at least 20 sales.
The registry gives the price per square metre; the site writes it per m² and per sq ft (1 m² = 10.7639 sq ft). The euro equivalent is indicative, at the day's dated ECB reference rate.
Areas: for an apartment, the registry area is that of the unit sold. For a villa, it is the plot, not the built-up area (checked on 08/11/2026: equal to the plot in 132 sales out of 134 in Arabian Ranches). The site therefore publishes no price per sq ft and no size for a villa: only its median price, range and number of sales. Prices per sq ft and median sizes, including those of “all types” headers, reports and benchmarks, refer to apartments only. An area with no apartments (Arabian Ranches) shows the median villa price instead.
Gross yield
An area's gross yield (/quartiers page, benchmarks) = the highest of the yields by unit type described below, with that unit type: exactly the one on the area page. An area with no apartments, or without enough contracts and sales, has none: never a yield computed on a villa's plot.
Yield by unit type (the “Gross rental yield” block and the table column of the area pages) = median annual rent of the unit type's Ejari contracts ÷ median price of resale apartments of the same type, the one in the table (sales only, 12 months), × 100. The two windows differ (that of the Ejari contracts and that of the sales): each is written under the block. It is published only from 30 contracts and 30 sales, when the ranges are tight and when it lies between 3 and 12%.
Its limits: it is gross, before service charges, vacancy, management, upkeep and purchase costs; the homes let are not exactly the homes sold; it is a past figure, not a promise of income. The net yield of a given property is calculated with its own charges.
Area population and building stock
An area's fact sheet in the 3D view adds two datasets to the transactions registry. Population is that of the whole community, estimated by the Dubai Data and Statistics Establishment (open data); the match is made through the registry's community code (municipality_number), never through the marketing name. A page covering several cadastral areas adds their populations; a one-year change is shown only when both years are read. Below 500 recorded residents (areas still being delivered), the sheet says so without a figure or a change.
The building stock (buildings and villas) comes from the Dubai Land Department buildings registry, at the read date shown; for a sub-area (JBR, Dubai Harbour…), it is filtered on its master projects. Its limits: population exists only at community scale — a sub-area has none, and the sheet says so instead of reusing the community figure; the stock counts registered buildings at the stated date, not homes; an empty stock shows no line rather than a zero.
Known limits
- Late registrations: the open registry can add sales afterwards; the latest month may be slightly revised.
- Floor, view and condition are not in the registry: an area median is not the valuation of a specific property.
- One cadastral area can cover several communities (Marsa Dubai: Dubai Marina, JBR, Dubai Harbour): their sales are mixed there.
- Off-plan, the sale is registered in Oqood at booking: the price is the contract price, not that of a completed home.
- Rents count new leases only: a renewed rent can be lower or higher.
- These figures are market information: neither a valuation, nor investment advice, nor a forecast.
Marketing area and cadastral area
The registry files sales by cadastral area (area_name_en), not by marketing name. Each area page reads the areas below; several areas: medians cover all their sales together, never an average of medians.
| Area page | Also known as | DLD cadastral area(s) |
|---|---|---|
| Dubai Marina | JBR, Dubai Harbour, Bluewaters | Marsa Dubai |
| Downtown Dubai | — | Burj Khalifa |
| Business Bay | — | Business Bay |
| Jumeirah Village Circle (JVC) | — | Al Barsha South Fourth |
| Jumeirah Village Triangle (JVT) | — | Al Barsha South Fifth |
| Dubai Hills Estate | Mohammed Bin Rashid City | Hadaeq Sheikh Mohammed Bin Rashid |
| Palm Jumeirah | — | Palm Jumeirah |
| Dubai Creek Harbour | — | Al Khairan First |
| Arjan | — | Al Barshaa South Third |
| Al Furjan | Discovery Gardens, Wasl Gate | Jabal Ali First |
| Dubai Sports City | — | Al Hebiah Fourth |
| Motor City | — | Al Hebiah First |
| Town Square | — | Al Yelayiss 2 |
| International City | — | Al Warsan First + Warsan Fourth |
| Meydan | Sobha Hartland | Al Merkadh + Nad Al Shiba First |
| Dubai South | Emaar South, Expo City Dubai | Madinat Al Mataar |
| City Walk | — | Al Wasl |
| Jumeirah Golf Estates | — | Me'Aisem First |
| Majan | — | Wadi Al Safa 3 |
| Dubai Investment Park | Grand Polo Club & Resort | Dubai Investment Park First + Dubai Investment Park Second |
| Jumeirah Lake Towers (JLT) | Jumeirah Islands, Jumeirah Park | Al Thanyah Fifth |
| DAMAC Hills | — | Al Hebiah Third |
| DAMAC Hills 2 | — | Madinat Hind 4 |
| Dubai Islands | — | Palm Deira |
| Dubai Silicon Oasis (DSO) | — | Nadd Hessa |
| Al Jaddaf | Dubai Healthcare City (phase 2), Jaddaf Waterfront | Al Jadaf |
| Dubai Production City (IMPZ) | Jumeirah Golf Estates | Me'Aisem First |
| Arabian Ranches | — | Wadi Al Safa 6 |
| DAMAC Lagoons | Remraam | Al Hebiah Fifth |
| Dubai Studio City | — | Al Hebiah Second |
| Dubailand Residence Complex (DLRC) | Arabian Ranches 3 | Wadi Al Safa 5 |
| Dubai Maritime City | Mina Rashid | Madinat Dubai Almelaheyah |
| Downtown Jebel Ali | — | Jabal Ali Industrial Second |
| Dubai Science Park | — | Al Barshaa South Second |
| City of Arabia | — | Wadi Al Safa 4 |
| La Mer | — | Jumeirah First |
| DAMAC Islands | — | Al Yelayiss 1 |
| Dubai Design District (d3) | — | Zaabeel Second |
| Zabeel | Za'abeel | Zaabeel First |
| The Valley | Sobha Sanctuary | Al Yufrah 1 |
| Liwan | Falcon City | Wadi Al Safa 2 |
| Dubai Academic City | Dubai International Academic City | Al Rowaiyah First |
| Jumeirah Beach Residence (JBR) | — | Marsa Dubai |
| Dubai Harbour | Emaar Beachfront | Marsa Dubai |
| Sobha Hartland | — | Al Merkadh |
| Mina Rashid | Rashid Yachts & Marina | Madinat Dubai Almelaheyah |
| Expo City Dubai | — | Madinat Al Mataar |
Corrections log
When a published figure changes because we corrected a calculation, the correction is logged here, dated, with what changed. Entries are never deleted.
“Last 90 days” blocks: homes only, like the 12-month price
On 08/11, offices, shops and hotel rooms had been removed from the 12-month price of the area pages, but not from their “last 90 days” blocks, nor from the 90-day figures of the public connector and the alerts. On the same Dubai Marina page, a resale studio was worth AED 1,030,000 (≈ EUR 254,000) over 12 months and AED 849,420 (≈ EUR 209,000) over 90 days, with 42 hotel rooms among the 71 sales; the 12.9% drop shown was only an effect of this mix. The same filter now applies to the 90 days and to the 12 months they are compared with. Example, Dubai Marina, resale studio over 90 days: 29 sales instead of 71, median price of AED 1,080,000 (≈ EUR 266,000) instead of AED 849,420 (≈ EUR 209,000), price per m² 59% lower (rooms of 8 to 15 m² inflated it), change of +2.9% instead of −12.9%. Business Bay, resale studio: 145 sales instead of 173, AED 1,000,000 (≈ EUR 246,000) instead of AED 966,888 (≈ EUR 238,000). Dubai Marina 2-bedrooms and JVC 1- and 2-bedrooms do not change.
File :
db/dld/82_90j_logements_seuls.sqlDaily check of the nightly price refresh
The 08/11 entry announced a daily check of any failure; on that date, only the import of transactions was monitored, and the four nights of failure from 05 to 08/11 had gone unnoticed. This check now exists: every morning at 10:12 (Dubai time), it verifies that each of the eight night steps (prices, master projects, homes only, benchmarks, area pages, rents, “last 90 days” blocks, monthly report) succeeded within the last 26 hours, that page prices stop at most two days before the latest sale in the registry, and that area page prices and rents were recalculated on the same window; any gap sends an alert to the team. Example: before, no alert during four nights of failure and prices three days behind; with this check, the failure of the night of 05/11 would have been flagged the same morning.
File :
db/dld/81_controle_quotidien.sqlOne yield per area, the one on its page
The /quartiers page and the benchmarks (/reperes) showed a different yield from the area page: rent per m² over the price per m² of all sales, villas included, whose registry area is the plot. They now show the area page's yield: the highest gross yield by apartment unit type, with that unit type. Examples: Dubai Marina 5.4% → 6.1% (studio); Jumeirah Village Circle 7.3% → 7.9% (studio); Business Bay 6.3% → 6.8% (studio). Arabian Ranches (4.5%) and Al Yelayiss 1 (4.9%), where this yield was computed on the villas' plot, no longer show one. Figures of 08/11, with Ejari rents from the previous window; they then follow the rents updated every night.
File :
src/lib/rendement-canon.functions.tsDeveloper pages: price per sq ft of apartments only
Developer pages showed a price per sq ft mixing villas (plot area) and apartments. Examples, 2026 sales: DAMAC AED 1,772/sq ft (≈ EUR 4,700 per m²) for all sales against AED 1,517/sq ft (≈ EUR 4,020 per m²) for apartments only (3,799 villas out of 7,050 sales); Emaar AED 2,052/sq ft (≈ EUR 5,440 per m²) against AED 2,197/sq ft (≈ EUR 5,830 per m²). The prices per sq ft, resale vs off-plan gaps and yields of these pages are recalculated on apartments only, homes only; until this calculation is in place, they are not shown. Sales volumes still cover apartments and villas.
File :
db/dld/83_promoteurs_appartements.sqlUnder the apartment price per sq ft, the number of apartment sales
Since the price per sq ft covers apartments only, the number written under it was still that of all sales, villas included. Example, Jumeirah Golf Estates, resale: “195 sales” under a price per sq ft computed on 64 apartments. The number shown is now that of apartment sales; when it counts only apartments whose number of bedrooms is known, it reads “at least”.
File :
src/lib/effectif-m2.tsVillas: no more price per sq ft or size (the registry gives the plot)
For a villa, the only area in the sales registry is the plot, not the built-up area: a villa's “per sq ft” price was a price per sq ft of land, too low on large plots, too high on small ones. Villas keep their median price, range and number of sales, but no longer have a price per sq ft or a size; the prices per sq ft of headers, reports and benchmarks refer to apartments only, and say so. Examples: Arabian Ranches, 3-bedroom villa, AED 15 (≈ EUR 4),460/m² (AED 1,436/sq ft (≈ EUR 3,810 per m²)) shown although this price was computed on the plot, about AED 21 (≈ EUR 5),800/m² (AED 2,025/sq ft (≈ EUR 5,370 per m²)) of built-up area; Jumeirah Golf Estates, header AED 24 (≈ EUR 6),405/m² (AED 2,267/sq ft (≈ EUR 6,010 per m²)) against AED 16 (≈ EUR 4),363/m² (AED 1,520/sq ft (≈ EUR 4,030 per m²)) for apartments only. Arabian Ranches, with no apartments, now shows the median villa price (AED 6,900,000 (≈ EUR 1,700,000) for resale).
File :
db/dld/80_villas_sans_m2.sqlHomes only: offices, shops and hotel rooms excluded
Area page prices also counted offices, shops and hotel rooms registered as sales (about 14,600 transactions in the registry). In Dubai Marina, more than half of the resale “studios” were hotel rooms of 8 to 15 m². These units are now excluded; transactions with no recorded sub-type are still counted pending review. Example, Dubai Marina, 12-month resale: price per m² down 4.1% (2,938 → 2,707 sales); studio: AED 839,000 (≈ EUR 207,000) → AED 1,030,000 (≈ EUR 254,000) (171 actual studios).
File :
db/dld/79_logements_seuls.sqlYield computed on the price shown on the page
The yield block of the area pages divided the Ejari rent by a price from an older table frozen on 22/10, different from the price in the same page's table. It now uses the resale median of the same unit type, the one in the table. Example in Dubai Marina, studio: before, AED 1,050,000 (≈ EUR 259,000) and 6.0%; after, AED 839,000 (≈ EUR 207,000) and 7.5% (figures of 08/11 morning, before hotel rooms were excluded, see the entry above). The off-plan share in the header and the text also follows a single definition (12 months, sales only): 20.1%.
File :
src/lib/rendement-canon.tsPrices up to date again after four nights without refresh
The nightly price refresh failed from 05 to 08/11 (calculation timeout): area pages, the home page and the reports showed figures stopped on 02/11 while the registry went up to 05/11. The time limit was raised and figures were recalculated up to 05/11. Clarification: the daily check of any failure announced here did not exist yet on 08/11 (only the import of transactions was monitored); it is described in the 09/11 entry.
File :
db/dld/76_guide_refresh_delai.sqlOne price per area
The home page, the /quartiers page and the header of the area pages showed three different prices for the same area (a frozen Dubai Pulse file, the sector over 12 months, then 2-bedroom resales over 90 days). They now read a single definition: sales only, 12 months, the page's cadastral areas, resale and off-plan kept apart.
File :
db/dld/69_quartiers_prix_canon.sqlMortgages and gifts removed from the “last 90 days” blocks
The “last 90 days” blocks of the area pages, the llms-full files, Aurèle's answers and the alerts counted mortgages and gifts as sales: resale volumes roughly doubled, medians too low. Example measured in Marsa Dubai (Dubai Marina), resale, 2 bedrooms, 90 days: before, 428 “sales” and a median of AED 2,100,000 (≈ EUR 517,000); sales only, 196 sales and a median of AED 2,550,000 (≈ EUR 628,000).
File :
db/dld/67_marche_ventes_seules.sqlLand excluded from the market benchmarks
The benchmarks (/reperes) counted land sales together with apartments and villas. The registry does not tell a villa plot from a commercial plot, and the monthly trend already left them out: land is now excluded everywhere, so that volumes and prices compare.
File :
db/dld/62_reperes_dubai.sql