Real buyer scenarios

What buyers found when they ran the check

Every verdict below runs through the same DLD-backed engine behind /offer-check. Numbers are illustrative; when you run your own check, you get live DLD data.

How to read these scenarios

Buyers near a deposit often get one noisy number from a broker and a wall of “comps” that are actually listings, not closed deals. The free checker instead benchmarks your implied AED per square foot against registered resale transactions in Dubai Land Department data — filtered to your project (or close match), unit type, and a comparable size band (procedure area).

Each example pairs a short situation, a verdict card using the same UI as the live product, and a plain-language outcome: negotiation leverage, walking away, or confirmation that the price sits near the median. Patterns like “thin comps” mean the building or filter window did not produce enough DLD rows for a hard benchmark — the live tool explains that too.

Use this page to recognise verdict colours (for example stretched vs in-line) before you paste your own SPA numbers. It is educational, not investment advice, and does not replace legal or mortgage diligence.

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Looks stretched vs resales

32% above median resales

The ask is well above the median of registered resales in this window. Treat it as a hard negotiation unless the unit clearly beats the comps.

Negotiate toward (~median deal)

1,461,150 AED

Roughly the median total price among matched comps — anchor to negotiate down from a high ask.

Possible overpay

467,500 AED

DLD median: 1,719 AED/sqft vs broker ask: 2,269 AED/sqft

We compared your implied AED/sqft (via registered AED/m²) to 40 DLD registered sale closes (Sell procedures incl. off‑plan pre‑registration, plus Sale where DLD uses that label) in about the last 18 months, each whose procedure_area sits in a ±40% band around your converted sqft (2024-05-01 → 2025-10-30).
Project-level liquidity (from our index, all unit types): about 14 registered deal(s) in the last 12 months — a coarse exit signal, not your bedroom mix.
40 DLD registered resales matched

The situation

Marina Gate 1BR, AED 1.85M. Broker: "investment-grade, below developer launch price." 40 matching DLD resales in 18 months.

What happened

Paused deposit. Pro pack showed 5 closest DLD closes. Negotiated AED 95,000 off — or walked away.

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Looks stretched vs resales

15.1% above median resales

The ask is well above the median of registered resales in this window. Treat it as a hard negotiation unless the unit clearly beats the comps.

Negotiate toward (~median deal)

1,461,150 AED

Roughly the median total price among matched comps — anchor to negotiate down from a high ask.

Possible overpay

221,000 AED

DLD median: 1,719 AED/sqft vs broker ask: 1,979 AED/sqft

We compared your implied AED/sqft (via registered AED/m²) to 25 DLD registered sale closes (Sell procedures incl. off‑plan pre‑registration, plus Sale where DLD uses that label) in about the last 18 months, each whose procedure_area sits in a ±40% band around your converted sqft (2024-05-01 → 2025-10-30).
Project-level liquidity (from our index, all unit types): about 14 registered deal(s) in the last 12 months — a coarse exit signal, not your bedroom mix.
25 DLD registered resales matched

The situation

JVC 2BR off-plan resale, AED 1.35M. Broker sent "internal price sheet" with no DLD reference. 25 resales matched.

What happened

Ask was AED 165k above median. Buyer said show me the SPA with that price — broker disappeared.

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Above the resale median

11% above median resales

The broker ask is meaningfully above the median of recent registered resales. That is normal negotiation territory — ask for proof, not promises.

Negotiate toward (~median deal)

1,461,150 AED

Roughly the median total price among matched comps — anchor to negotiate down from a high ask.

Possible overpay

160,650 AED

DLD median: 1,719 AED/sqft vs broker ask: 1,908 AED/sqft

We compared your implied AED/sqft (via registered AED/m²) to 14 DLD registered sale closes (Sell procedures incl. off‑plan pre‑registration, plus Sale where DLD uses that label) in about the last 18 months, each whose procedure_area sits in a ±40% band around your converted sqft (2024-05-01 → 2025-10-30).
Project-level liquidity (from our index, all unit types): about 5 registered deal(s) in the last 12 months — a coarse exit signal, not your bedroom mix.
14 DLD registered resales matched

The situation

Business Bay 1BR ready, AED 1.6M. Broker: "high floor, premium view, below comparable listings." 14 resales matched.

What happened

Sent broker the DLD median band in writing. Seller dropped asking price by AED 50,000.

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Above the resale median

7.1% above median resales

The broker ask is meaningfully above the median of recent registered resales. That is normal negotiation territory — ask for proof, not promises.

Negotiate toward (~median deal)

1,461,150 AED

Roughly the median total price among matched comps — anchor to negotiate down from a high ask.

Possible overpay

103,700 AED

DLD median: 1,719 AED/sqft vs broker ask: 1,841 AED/sqft

We compared your implied AED/sqft (via registered AED/m²) to 9 DLD registered sale closes (Sell procedures incl. off‑plan pre‑registration, plus Sale where DLD uses that label) in about the last 18 months, each whose procedure_area sits in a ±40% band around your converted sqft (2024-05-01 → 2025-10-30).
Project-level liquidity (from our index, all unit types): about 10 registered deal(s) in the last 12 months — a coarse exit signal, not your bedroom mix.
9 DLD registered resales matched

The situation

Dubai Hills 2BR, AED 2.1M. Agent showed "comps" from Bayut — all listings, not closed sales. 9 DLD resales matched.

What happened

Buyer printed the DLD summary, brought it to the viewing. Price dropped AED 40,000 on the spot.

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Above the resale median

9% above median resales

The broker ask is meaningfully above the median of recent registered resales. That is normal negotiation territory — ask for proof, not promises.

Negotiate toward (~median deal)

1,461,150 AED

Roughly the median total price among matched comps — anchor to negotiate down from a high ask.

Possible overpay

131,750 AED

DLD median: 1,719 AED/sqft vs broker ask: 1,874 AED/sqft

We compared your implied AED/sqft (via registered AED/m²) to 10 DLD registered sale closes (Sell procedures incl. off‑plan pre‑registration, plus Sale where DLD uses that label) in about the last 18 months, each whose procedure_area sits in a ±40% band around your converted sqft (2024-05-01 → 2025-10-30).
Project-level liquidity (from our index, all unit types): about 14 registered deal(s) in the last 12 months — a coarse exit signal, not your bedroom mix.
10 DLD registered resales matched

The situation

Downtown studio, AED 980k. Broker: "under asking for the floor plan." 10 DLD resales matched in 18 months.

What happened

Ran the check the night before signing. +9% vs DLD median — went back to agent, knocked AED 35,000 off.

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Roughly in line

0% below median resales

Your ask is close to the median of registered resales we matched. The deal can be fine if the unit story (view, floor, finish, plan) matches the average comp.

Median deal total (benchmark)

1,461,150 AED

Median total transaction price among the same matched comps (not median AED/sqft × your size, which skews when unit sizes in the band differ). Reference only — not a suggestion to raise your bid.

DLD median: 1,719 AED/sqft vs broker ask: 1,719 AED/sqft

We compared your implied AED/sqft (via registered AED/m²) to 15 DLD registered sale closes (Sell procedures incl. off‑plan pre‑registration, plus Sale where DLD uses that label) in about the last 18 months, each whose procedure_area sits in a ±40% band around your converted sqft (2024-05-01 → 2025-10-30).
Project-level liquidity (from our index, all unit types): about 14 registered deal(s) in the last 12 months — a coarse exit signal, not your bedroom mix.
15 DLD registered resales matched

The situation

JLT 2BR ready, AED 1.48M. Broker said "fair price, in line with the market." 15 DLD resales matched.

What happened

DLD data backed the broker. Buyer signed the same week — no second-guessing, no wasted back-and-forth.

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Roughly in line

5% above median resales

Your ask is close to the median of registered resales we matched. The deal can be fine if the unit story (view, floor, finish, plan) matches the average comp.

Negotiate toward (~median deal)

1,461,150 AED

Roughly the median total price among matched comps — anchor to negotiate down from a high ask.

Possible overpay

73,100 AED

DLD median: 1,719 AED/sqft vs broker ask: 1,805 AED/sqft

We compared your implied AED/sqft (via registered AED/m²) to 20 DLD registered sale closes (Sell procedures incl. off‑plan pre‑registration, plus Sale where DLD uses that label) in about the last 18 months, each whose procedure_area sits in a ±40% band around your converted sqft (2024-05-01 → 2025-10-30).
Project-level liquidity (from our index, all unit types): about 14 registered deal(s) in the last 12 months — a coarse exit signal, not your bedroom mix.
20 DLD registered resales matched

The situation

Arjan 1BR, AED 720k. Ask +5% above median — broker says higher floor justifies it. 20 DLD resales matched.

What happened

Verdict was "in line" — buyer asked broker which specific DLD closes justify the floor premium. Broker dropped the claim.

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Roughly in line

3% above median resales

Your ask is close to the median of registered resales we matched. The deal can be fine if the unit story (view, floor, finish, plan) matches the average comp.

Negotiate toward (~median deal)

1,461,150 AED

Roughly the median total price among matched comps — anchor to negotiate down from a high ask.

Possible overpay

44,200 AED

DLD median: 1,719 AED/sqft vs broker ask: 1,771 AED/sqft

We compared your implied AED/sqft (via registered AED/m²) to 18 DLD registered sale closes (Sell procedures incl. off‑plan pre‑registration, plus Sale where DLD uses that label) in about the last 18 months, each whose procedure_area sits in a ±40% band around your converted sqft (2024-05-01 → 2025-10-30).
Project-level liquidity (from our index, all unit types): about 14 registered deal(s) in the last 12 months — a coarse exit signal, not your bedroom mix.
18 DLD registered resales matched

The situation

Sports City 2BR, AED 1.1M. Broker pitch: "priced to sell." Tool matched 18 DLD resales, gap +3% vs median.

What happened

Price confirmed fair by DLD data. Saved two weeks of negotiation — spent that time on SPA and snagging.

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Below typical resale band

18% below median resales

Your implied AED/sqft sits under the recent DLD median for similar registered resales. Still confirm service charges, snagging, and exit liquidity before you commit.

Median deal total (benchmark)

1,461,150 AED

Median total transaction price among the same matched comps (not median AED/sqft × your size, which skews when unit sizes in the band differ). Reference only — not a suggestion to raise your bid.

DLD median: 1,719 AED/sqft vs broker ask: 1,410 AED/sqft

We compared your implied AED/sqft (via registered AED/m²) to 12 DLD registered sale closes (Sell procedures incl. off‑plan pre‑registration, plus Sale where DLD uses that label) in about the last 18 months, each whose procedure_area sits in a ±40% band around your converted sqft (2024-05-01 → 2025-10-30).
Project-level liquidity (from our index, all unit types): about 14 registered deal(s) in the last 12 months — a coarse exit signal, not your bedroom mix.
12 DLD registered resales matched

The situation

Creek Harbour 2BR, AED 2.05M. Motivated seller, quick-sale listing. 12 matching DLD resales in the window.

What happened

DLD data confirmed the discount was real, not staged. Buyer made the offer that day — accepted within hours.

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Below typical resale band

10% below median resales

Your implied AED/sqft sits under the recent DLD median for similar registered resales. Still confirm service charges, snagging, and exit liquidity before you commit.

Median deal total (benchmark)

1,461,150 AED

Median total transaction price among the same matched comps (not median AED/sqft × your size, which skews when unit sizes in the band differ). Reference only — not a suggestion to raise your bid.

DLD median: 1,719 AED/sqft vs broker ask: 1,547 AED/sqft

We compared your implied AED/sqft (via registered AED/m²) to 3 DLD registered sale closes (Sell procedures incl. off‑plan pre‑registration, plus Sale where DLD uses that label) in about the last 18 months, each whose procedure_area sits in a ±40% band around your converted sqft (2024-05-01 → 2025-10-30).
Project-level liquidity (from our index, all unit types): about 6 registered deal(s) in the last 12 months — a coarse exit signal, not your bedroom mix.
3 DLD registered resales matched

The situation

Palm Jumeirah 3BR, AED 7.8M. Rare unit type — only 3 matching resales in 18 months, all below the ask.

What happened

Only 3 comps but all below asking — directionally green. Buyer proceeded knowing exit liquidity is thin for this unit type.

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Not enough resale evidence

4% above median resales

We found fewer than three registered resales that match your filters. That is not a “no” — it means the price band is wide until more deals register.

Negotiate toward (~median deal)

1,461,150 AED

Roughly the median total price among matched comps — anchor to negotiate down from a high ask.

Possible overpay

58,650 AED

DLD median: 1,719 AED/sqft vs broker ask: 1,788 AED/sqft

AED/sqft uses your entered size; which deals count as comps is filtered by each row's DLD procedure_area vs your sqft converted to m² — brochure vs deed mismatches drive "0 in band".

Only 2 registered sale(s) matched your filters and ~18‑month window inside that ±40% procedure-area corridor — not enough for a stable median AED/sqft.
When enough comps exist, the verdict is driven by price per sqft: your implied AED/sqft vs the median AED/sqft of matched registered sales (Sell and Sale procedures) — total price follows from size.
2 DLD registered resales matched

The situation

Sobha Hartland 2BR, AED 2.9M. Broker: "best price in the tower." Only 2 DLD resales matched the size band.

What happened

Told broker: 2 closes is not a market price. Broker found a third — the real median was AED 80k lower than the ask.

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Not enough resale evidence

Not enough resale evidence

We found fewer than three registered resales that match your filters. That is not a “no” — it means the price band is wide until more deals register.

Median deal total (benchmark)

1,461,150 AED

Median total transaction price among the same matched comps (not median AED/sqft × your size, which skews when unit sizes in the band differ). Reference only — not a suggestion to raise your bid.

Only 0 registered sale(s) matched your filters and ~18‑month window inside that ±40% procedure-area corridor — not enough for a stable median AED/sqft.
When enough comps exist, the verdict is driven by price per sqft: your implied AED/sqft vs the median AED/sqft of matched registered sales (Sell and Sale procedures) — total price follows from size.
0 DLD registered resales matched

The situation

Tilal Al Ghaf 4BR villa, AED 6.2M. Niche bedroom type + tight sqft filter — zero matching DLD resales in 18 months.

What happened

Widened the filter to any bedroom count — found 8 comps and a price band. Used it to anchor the negotiation at AED 5.9M.

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Not enough resale evidence

20% above median resales

We found fewer than three registered resales that match your filters. That is not a “no” — it means the price band is wide until more deals register.

Negotiate toward (~median deal)

1,461,150 AED

Roughly the median total price among matched comps — anchor to negotiate down from a high ask.

Possible overpay

292,400 AED

DLD median: 1,719 AED/sqft vs broker ask: 2,063 AED/sqft

AED/sqft uses your entered size; which deals count as comps is filtered by each row's DLD procedure_area vs your sqft converted to m² — brochure vs deed mismatches drive "0 in band".

Only 2 registered sale(s) matched your filters and ~18‑month window inside that ±40% procedure-area corridor — not enough for a stable median AED/sqft.
When enough comps exist, the verdict is driven by price per sqft: your implied AED/sqft vs the median AED/sqft of matched registered sales (Sell and Sale procedures) — total price follows from size.
2 DLD registered resales matched

The situation

DIFC 1BR luxury, AED 3.1M. Ultra-specific sqft band left only 2 resales. Broker quoted "portal median."

What happened

Portal prices are asking prices, not what people paid. Buyer cited the DLD gap — price came down AED 120,000.

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Not in our resale index

Not in DLD resale index

We cannot tie this name to a project in our transaction-backed index. Fix spelling, pick from search, or use the developer-offer flow for launches without resale history.

The situation

Buyer received a brochure for "Emaar Celadon" — typed it exactly. Tool returned no match in the DLD project index.

What happened

No DLD record for that name — almost wired a deposit on a pre-launch marketing label. Re-ran with the SPA spelling, project found.

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Not enough resale evidence

12% above median resales

We found fewer than three registered resales that match your filters. That is not a “no” — it means the price band is wide until more deals register.

Negotiate toward (~median deal)

1,461,150 AED

Roughly the median total price among matched comps — anchor to negotiate down from a high ask.

Possible overpay

175,100 AED

DLD median: 1,719 AED/sqft vs broker ask: 1,925 AED/sqft

AED/sqft uses your entered size; which deals count as comps is filtered by each row's DLD procedure_area vs your sqft converted to m² — brochure vs deed mismatches drive "0 in band".

Only 1 registered sale(s) matched your filters and ~18‑month window inside that ±40% procedure-area corridor — not enough for a stable median AED/sqft.
When enough comps exist, the verdict is driven by price per sqft: your implied AED/sqft vs the median AED/sqft of matched registered sales (Sell and Sale procedures) — total price follows from size.
1 DLD registered resales matched

The situation

Studio in a boutique Jumeirah building, AED 650k. Only 1 DLD resale in the project window in 18 months.

What happened

One DLD close is not a price. Buyer held the offer at ask−10% citing thin data — seller accepted after 4 days.

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Free verdict in under 30 seconds. DLD registered resale data — not portal listings.

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Scenarios are representative composites for teaching — not a guarantee of your outcome. Your run on /offer-check uses current DLD rows. Not investment advice.