Methodology
Data Freshness
Data is imported from the sources below in batches, not in real time. The newest transaction date is shown on the home page and returned by GET /api/v1/health as last_transaction_date, with data_age_days.
| Data Type | Update Frequency | Source |
|---|---|---|
| Property Transactions | In batches | DLD via Dubai Pulse |
| Rental Contracts (Ejari) | In batches | Dubai REST |
| Building Data | Monthly | DLD Mollak |
| Broker Data | Monthly | RERA |
| Developer Data | Monthly | DLD |
| Service Charges | Quarterly | DLD Mollak |
| Makani Entrances | As published | Dubai Municipality |
Rental Yield Calculation
Gross Rental Yield = (Annual Rent / Property Value) x 100
- Annual rent is the average of Ejari contracts for the building/area
- Property value is the average sale price from recent transactions
- Only buildings with both sales and rental data are included
- Minimum 5 transactions required for reliable yield calculation
Market Analytics
Price Trends
- Monthly average prices computed from completed transactions
- Excludes outliers (transactions below 10th or above 90th percentile)
- Year-over-year comparison uses same-month data
Seasonality
- Quarterly patterns based on 3 years of historical data
- Identified by comparing each quarter's volume to the annual average
Developer Market Share
- Calculated as developer's transaction volume / total market volume
- Excludes mortgage-only transactions
Area Comparisons
- Statistics computed per area_name_en
- Minimum 10 transactions for statistical significance
- Excludes areas with insufficient data
AI Methodology
Property Analysis
- Input: Transaction data + area comparables + price trends
- Processing: AI model generates narrative analysis
- Output: 2-3 sentence professional analysis
- Validation: Response checked for relevance and accuracy
Market Reports
- Input: Area statistics + top projects + YoY trends
- Processing: AI model generates market summary
- Output: 3-4 sentence market analysis
- Validation: Data-backed, no speculation
Rent vs Buy Analysis
- Input: Sale prices + rental data + yield calculations
- Processing: AI model compares financial merits
- Output: 3-4 sentence investment analysis
- Validation: Based on actual data points only
Data Sources
| Source | Data | License |
|---|---|---|
| Dubai Land Department | Transactions, Buildings, Developers | Dubai Open Data |
| Dubai REST (Ejari) | Rental Contracts | Government Open Data |
| DLD Mollak | Service Charges, Coordinates | Government Open Data |
| Dubai Municipality | Makani Entrances, Coordinates, MGRS | Public Open Data (attribution required) |
| RERA | Broker Licenses | Public Registry |
Accuracy & Limitations
- Transaction data may have delays of 1-7 days from registration
- Some transactions may be missing building or project associations
- Rental data coverage varies by area (Dubai Marina: high, outskirts: lower)
- AI analysis is based on available data and may not capture all market factors
Contact
For methodology questions: [email protected]