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Our Methodology

UAE Price Index is an independent real estate price observatory covering the UAE, Qatar, and Saudi Arabia. We provide market estimates for property prices per square metre, rental yields, and market trends across cities and neighbourhoods in the Gulf region. This page explains our data collection process, estimation methodology, and known limitations so that you can evaluate our data with full transparency.

Data Sources

Our property price estimates are derived from a combination of official government data, established real estate portals, and published market research. We do not fabricate price estimates or rely on a single source. Below are the primary sources we reference for each market.

UAE Property Data

  • Dubai Land Department (DLD): DLD publishes official transaction data for all property sales and transfers in Dubai. We reference DLD transaction records and the Dubai Transactions app data to inform our price-per-sqm estimates for Dubai areas. DLD data provides the most authoritative baseline for actual transaction prices in the emirate.
  • Real Estate Regulatory Agency (RERA): RERA, the regulatory arm of DLD, publishes the RERA Rental Index which establishes fair rental values for properties in Dubai. We reference this index for our rental yield calculations and rent benchmarking.
  • Abu Dhabi Department of Municipalities and Transport (DMT): Registration data and market reports for Abu Dhabi properties are referenced for price estimates in Abu Dhabi areas.
  • Property Finder: As the largest property portal in the UAE, Property Finder publishes market reports, average price data by area, and listing price analyses. We use their published market insights as a supplementary data source and cross-reference their data with official transaction records.
  • Bayut and Dubizzle: Published market reports and listing price indices from these portals provide additional data points for cross-referencing our estimates.
  • Property Monitor (Cavendish Maxwell): Independent market reports published by Property Monitor, a division of Cavendish Maxwell, provide professionally assessed price indices and transaction-based analytics.
  • ValuStrat Price Index: The ValuStrat Price Index (VPI) provides capital value indices for residential properties in Dubai and Abu Dhabi based on actual transaction data and professional valuations.

Qatar Property Data

  • Ministry of Commerce and Industry (MOCI): Property transaction data for Qatar, including deed registrations and transfer volumes, is sourced from MOCI publications.
  • Qatar Central Bank (QCB): The QCB Real Estate Price Index tracks property price movements in Qatar. We reference this index for trend analysis and validation of our price estimates.
  • Property Finder Qatar and Qatar Living: Published listing data and market reports from these portals provide supplementary data points for Doha and other Qatar areas.
  • Planning and Statistics Authority (PSA): Economic indicators, construction activity data, and demographic statistics inform our market context analysis.

Saudi Arabia Property Data

  • Saudi Real Estate Authority (REGA): REGA oversees real estate market regulation in Saudi Arabia. We reference published market data and regulatory frameworks from REGA.
  • Ministry of Housing: Market reports, housing supply data, and price indices published by the Ministry of Housing inform our Saudi price estimates, particularly for Riyadh, Jeddah, and Dammam.
  • General Authority for Statistics (GASTAT): The GASTAT Real Estate Price Index provides official price tracking for residential, commercial, and land properties across Saudi cities. This is our primary statistical source for Saudi market trends.
  • Saudi Real Estate Refinance Company (SRC): Mortgage market data and residential price indicators published by SRC supplement our price analyses.

Price Estimation Methodology

Our price-per-sqm estimates for each area are computed using a structured methodology designed to produce realistic, defensible market estimates. The process works as follows:

Step 1: Raw data collection

We collect price data from the sources listed above, focusing on actual transaction data where available (DLD transactions, GASTAT index values) and listing-based data where transaction records are not publicly accessible. Transaction data is preferred over listing data because it reflects actual prices paid rather than asking prices.

Step 2: Normalisation

All prices are normalised to a price-per-square-metre basis to enable like-for-like comparison across areas and property types. Where source data reports prices in total value or per square foot, we convert to per square metre using standard conversion factors. Prices are reported in the local currency (AED, QAR, or SAR) for each market.

Step 3: Outlier treatment

Extreme outliers (prices significantly above or below the area median, typically more than three standard deviations) are flagged and reviewed. Genuine premium or distressed transactions are retained if they reflect real market conditions, while data entry errors or non-arm's-length transactions are excluded.

Step 4: Area-level aggregation

Prices are aggregated at the neighbourhood or area level using a median-based approach. We report the median price per sqm rather than the mean, because the median is more resistant to distortion from extreme values and better represents the typical transaction price in an area.

Step 5: Cross-validation

Area-level estimates are cross-validated against at least two independent data sources. Where significant discrepancies exist between sources, we investigate the cause (data freshness, sample composition, property type mix) and present the range rather than a single point estimate.

Rental Yield Calculations

Gross rental yield for each area is calculated using the standard formula: (annual rent / property purchase price) x 100. We use median rental values for each area, sourced from listing portals and rental index data (RERA Rental Index for Dubai), and median purchase prices from our price estimation process. The resulting yield is a gross figure that does not account for service charges, maintenance costs, vacancy periods, or agency fees, which are noted in our disclaimers.

Mortgage Calculator Methodology

Our mortgage calculator uses the standard amortisation formula to compute monthly repayments based on principal amount, interest rate, and loan tenor. Interest rates used as defaults in the calculator reflect current market averages for mortgage products offered by major banks in each country. Users can customise the interest rate to match their specific bank offer. Down payment requirements reflect the regulatory minimums set by each country's central bank (20-25% for expats in the UAE, as regulated by the Central Bank of the UAE).

Buy vs Rent Analysis

Our buy-versus-rent comparisons use a total cost of ownership model that accounts for purchase price, mortgage interest (if financed), registration fees (DLD 4% in Dubai, for example), service charges, and maintenance costs on the buy side, compared against rental costs on the rent side. The breakeven period is calculated as the point at which cumulative ownership costs equal cumulative rental costs, including the opportunity cost of the down payment.

Data Freshness and Update Schedule

Property market data is updated according to the following schedule:

  • Price per sqm estimates: Updated quarterly, aligned with the publication of official transaction data and market reports.
  • Rental data: Updated semi-annually, aligned with RERA index updates and portal market report publication cycles.
  • Market trend analysis: Updated quarterly with the latest available index data.
  • Regulatory content: Updated within two weeks of any published regulatory change affecting property ownership, registration, or financing.

Current data reflects market conditions as of June 2025.

Limitations and Disclaimers

Our property price data carries the following important limitations:

  • Market estimates, not valuations: The prices shown on UAE Price Index are market estimates based on aggregated data. They do not constitute professional property valuations and should not be used as the sole basis for purchase, sale, or investment decisions.
  • Transaction vs listing prices: Where official transaction data is not available, our estimates rely on listing (asking) prices, which typically exceed actual transaction prices by 5-15% depending on market conditions.
  • Area boundaries: Area definitions may vary between data sources. We use the most commonly recognised boundary definitions for each neighbourhood but acknowledge that some overlap or ambiguity may exist.
  • Property type variation: Prices within a single area can vary significantly by property type (apartment, villa, townhouse), age, quality, view, and floor level. Our area-level medians smooth over this variation.
  • Not investment advice: Our data is provided for informational purposes only. Real estate investment involves significant financial risk, and past price trends do not predict future performance. We strongly recommend consulting a qualified real estate advisor and conducting independent due diligence before making investment decisions.

Independence

UAE Price Index is editorially independent. We are not affiliated with any developer, real estate agency, broker, or property portal. Our price estimates and market analyses are produced independently, and commercial relationships (advertising, affiliate links) never influence our data or editorial conclusions.

Contact

For questions about our methodology, data sources, or to report a data error, please visit our contact page.