Are these buyer stories real DLD offer checks?

Yes. Each example uses the same inputs as the public checker and benchmarks the offer against registered DLD resale transactions.

How is this page different from the main broker offer checker?

The main checker is where you enter your project, size, and price. This page shows five examples of the resulting price position, confidence level, negotiation points, broker questions, and risk notes.

Does the free verdict use listing websites or broker PDFs?

No. Benchmarking uses DLD registered transaction fields (including closed deal prices and procedure area), not portal asking prices.

Dubai Offer Verdict — unlike portals, matches the live product

Seven real offer checks

Each example is built the same way as your check: selected project, size, price, and broker pitch. Updated 2026-05-27.

Check your own offer View 7 cases

Registered Dubai resale evidence, turned into negotiation proof.

Gallery summary

example cases

above-median

limited comparables

Not portals

same logic as the website check

What the check includes

Numbers first, then negotiation evidence

Pricing frame first (fair close range, counter anchor, negotiation room), then comp table with outlier notes, broker script, and buyer PDF — same order as the paid report.

1Match the exact DLD project

2Build fair close range (P25–P75)

3Show broker ask vs median gap

4Flag comp outliers (distress / premium)

5Draft counter-offer anchor

6Package broker questions + PDF

How to read these checks

Buyers near a deposit often get one noisy number and portal listings presented as market proof. The checker benchmarks your implied AED per square foot against registered resale transactions in Dubai Land Department data.

Each block is one buyer, their offer, the verdict card, and what they did next. If there are too few similar registered deals, the verdict says so instead of overstating the median.

Below typical resale bandDLD benchmark

Example verdict

Below typical resale band

8.1% 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.

DLD benchmark

Your offer (total)

1,850,000 AED

Implied ask: 2,467 AED/sqft

Median deal total (benchmark)

2,012,222 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.

Broker negotiation lines

Lead with: “I’m already under the middle of those 9 closes — my number tracks the cheaper side of the pack. Match two lower totals you pick from the table or show written premiums versus those deals only.”

Pick two lower-priced closes (similar size on the register) and ask: “What on the paperwork proves I should pay more than both — not slides?”

Put service charge, sinking fund, and transfer fees next to those cheaper closes — if yours is the same or heavier, that is immediate AED off the listing price.

Upside

Your price lines up with — or sits under — what similar flats in this list recently sold for.

Plenty of people traded in this project in the last year — usually a calmer picture if you sell later.

Full check sections

Verdict & confidence breakdown

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.

Confidence is medium: enough records for a practical range, but unit attributes still matter.
Ask vs median: -8.1%.
Generated from 9 DLD registered sale records, 2024-12-04 - 2026-04-16.

Comparable transactions table

5 recent DLD rows are included in this unlock. Use them as the evidence table when the broker sends listings or screenshots.

#comp-1: 2026-04-16 - 1,825,000 AED - 690 sqft.
#comp-2: 2026-03-30 - 2,080,000 AED - 834 sqft.
#comp-3: 2025-09-29 - 2,750,000 AED - 898 sqft.
#comp-4: 2025-05-19 - 1,925,000 AED - 691 sqft.
#comp-5: 2025-03-06 - 2,750,000 AED - 903 sqft.

Negotiation arguments

Use these as copy/paste lines; each argument is anchored to DLD records, not portal asking prices.

Lead with: “I’m already under the middle of those 9 closes — my number tracks the cheaper side of the pack. Match two lower totals you pick from the table or show written premiums versus those deals only.”
Pick two lower-priced closes (similar size on the register) and ask: “What on the paperwork proves I should pay more than both — not slides?”
Put service charge, sinking fund, and transfer fees next to those cheaper closes — if yours is the same or heavier, that is immediate AED off the listing price.

Broker question script

Questions designed to force evidence instead of generic “market is moving” answers.

Which three DLD registered sales in THE RESIDENCES AT MARINA GATE 1 support the asking price? Please send date, total AED, and size.
If this unit deserves a premium over the median, which documented attribute carries it: view, floor, layout, fit-out, payment plan, or vacant status?
What is the current service charge AED/sqft and are there any OA or service-charge arrears on this unit?
Can you match the SPA/title deed project name and DLD project number to the offer sheet?
If the seller will not move price, which comparable registered close should I remove from the evidence table and why?

Counter-offer message

Thanks. The DLD evidence puts this offer close to the current range, so I am not increasing based on listing screenshots. Please send the service-charge position, title/SPА details, and the three closest registered sales you want me to price against before I make the next written offer.

Red & green flags

Rule-based signals from price gap, liquidity, claim wording, and data depth.

Positive: Your price lines up with — or sits under — what similar flats in this list recently sold for.
Positive: Plenty of people traded in this project in the last year — usually a calmer picture if you sell later.

Verification checklist

Before deposit, verify documents outside the price model.

Ask for the title deed or SPA name and match it to the DLD project/building name.
Request service charge, OA budget, and arrears confirmation.
Check NOC requirements, transfer fees, mortgage discharge, and escrow/RERA status where relevant.
If the unit claims a view, floor, fit-out, or payment-plan premium, require written proof before pricing it.

Registered closes in your size band

2026-04-161,825,000 AED· 690 sqft· 2,645 AED/sqft
2026-03-302,080,000 AED· 834 sqft· 2,494 AED/sqft
2025-09-292,750,000 AED· 898 sqft· 3,062 AED/sqft
2025-05-191,925,000 AED· 691 sqft· 2,786 AED/sqft
2025-03-062,750,000 AED· 903 sqft· 3,045 AED/sqft

How the benchmark and comps are built

Procedure-area filters, date window, and median notes — open if you want to verify the math.

We use only DLD-registered sales — not Property Finder, Bayut, or broker PDF asking prices.
Comps match your procedure-area band in the same project or linked tower using official DLD area.
We compute AED/sqft and a period median so one expensive or cheap close does not drive the verdict.
When the sample is large enough, statistical outliers are trimmed so one odd close does not look “market”.
We check market depth: how many sales, how recent they are, and whether the project looks illiquid.
We surface what averages hide: developer/project risk, service charges, documents, and broker claim wording.

DLD median: 2,683 AED/sqft vs broker ask: 2,467 AED/sqft

We pulled 9 real completed sales from Dubai’s land register between 2024-12-04 to 2026-04-16. Each one is roughly the same unit size as yours (we use the official size on each deed record — not the marketing brochure size).

Only genuine buyer–seller sale lines count; bank mortgages and similar records are left out so they don’t skew the picture.

Across the whole project there were about 20 sales in the last year — that only tells you the place isn’t “dead”, not how fast your exact layout will resell.

Your price per square foot works out about 8.1% below the middle of those comparable sales. In plain words: you’re not above what similar flats actually sold for.

9 DLD registered resales matched · 2024-12-04 → 2026-04-16

Case

Alexey, Moscow

Marina Gate 1 · Dubai Marina · 1BR · 750 sqft · 1,850,000 AED

Broker: "below developer price, investment asset, high liquidity"

Gap

-8.1%

9 comparable DLD sales

Pricing frame (DLD registered sales)

Broker ask

1,850,000 AED

2,467 sqft

Fair close range (P25–P75)

1,850,000 – 2,100,000 AED

DLD median close

2,012,250 AED

2,683 sqft

AED/sqft band

2,519 – 2,973 sqft

Counter-offer anchor

1,850,000 – 2,012,222 AED

Gap vs median

-8.1%

Negotiation room

FAVORABLE — ask below typical DLD band

Market depth

9 registered sales in comp set

2024-12-04 → 2026-04-16

1. Pricing frame

Ask 1,850,000 AED · fair range 1,850,000 – 2,100,000 AED · counter 1,850,000 – 2,012,222 AED · FAVORABLE — ask below typical DLD band

2. DLD comps

Offer 2,467 / median 2,683 AED/sqft · band 2,519 – 2,973 AED/sqft

3. Outlier notes

0 low / 2 high outliers · Premium unit / strong position

4. Negotiation line

Outcome

Broker pitched “below developer price” — DLD showed the ask ~8% below the resale median. Buyer kept the deal but renegotiated fees and handover timing using the comp window.

This is the unlocked report view: pricing frame, DLD comps, negotiation lines, and buyer advisory PDF.

Run my offer

Below typical resale bandDLD benchmark

Example verdict

Below typical resale band

20.3% 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.

DLD benchmark

Your offer (total)

2,200,000 AED

Implied ask: 2,000 AED/sqft

Median deal total (benchmark)

2,759,947 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.

Broker negotiation lines

Lead with: “I’m already under the middle of those 22 closes — my number tracks the cheaper side of the pack. Match two lower totals you pick from the table or show written premiums versus those deals only.”

Pick two lower-priced closes (similar size on the register) and ask: “What on the paperwork proves I should pay more than both — not slides?”

Put service charge, sinking fund, and transfer fees next to those cheaper closes — if yours is the same or heavier, that is immediate AED off the listing price.

Upside

Your price lines up with — or sits under — what similar flats in this list recently sold for.

There are plenty of comparable past sales, so one odd price doesn’t skew the whole story.

Plenty of people traded in this project in the last year — usually a calmer picture if you sell later.

Full check sections

Verdict & confidence breakdown

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.

Confidence is medium: enough records for a practical range, but unit attributes still matter.
Ask vs median: -20.3%.
Generated from 22 DLD registered sale records, 2025-01-09 - 2026-04-27.

Comparable transactions table

5 recent DLD rows are included in this unlock. Use them as the evidence table when the broker sends listings or screenshots.

#comp-1: 2026-04-27 - 2,200,000 AED - 1,184 sqft.
#comp-2: 2026-01-20 - 3,375,000 AED - 1,493 sqft.
#comp-3: 2026-01-20 - 3,375,000 AED - 1,493 sqft.
#comp-4: 2025-12-10 - 3,585,888 AED - 1,315 sqft.
#comp-5: 2025-12-10 - 3,310,000 AED - 1,317 sqft.

Negotiation arguments

Use these as copy/paste lines; each argument is anchored to DLD records, not portal asking prices.

Lead with: “I’m already under the middle of those 22 closes — my number tracks the cheaper side of the pack. Match two lower totals you pick from the table or show written premiums versus those deals only.”
Pick two lower-priced closes (similar size on the register) and ask: “What on the paperwork proves I should pay more than both — not slides?”
Put service charge, sinking fund, and transfer fees next to those cheaper closes — if yours is the same or heavier, that is immediate AED off the listing price.

Broker question script

Questions designed to force evidence instead of generic “market is moving” answers.

Which three DLD registered sales in ACACIA AT PARK HEIGHTS support the asking price? Please send date, total AED, and size.
If this unit deserves a premium over the median, which documented attribute carries it: view, floor, layout, fit-out, payment plan, or vacant status?
What is the current service charge AED/sqft and are there any OA or service-charge arrears on this unit?
Can you match the SPA/title deed project name and DLD project number to the offer sheet?
If the seller will not move price, which comparable registered close should I remove from the evidence table and why?

Counter-offer message

Red & green flags

Rule-based signals from price gap, liquidity, claim wording, and data depth.

Positive: Your price lines up with — or sits under — what similar flats in this list recently sold for.
Positive: There are plenty of comparable past sales, so one odd price doesn’t skew the whole story.
Positive: Plenty of people traded in this project in the last year — usually a calmer picture if you sell later.

Verification checklist

Before deposit, verify documents outside the price model.

Ask for the title deed or SPA name and match it to the DLD project/building name.
Request service charge, OA budget, and arrears confirmation.
Check NOC requirements, transfer fees, mortgage discharge, and escrow/RERA status where relevant.
If the unit claims a view, floor, fit-out, or payment-plan premium, require written proof before pricing it.

Registered closes in your size band

2026-04-272,200,000 AED· 1,184 sqft· 1,858 AED/sqft
2026-01-203,375,000 AED· 1,493 sqft· 2,261 AED/sqft
2026-01-203,375,000 AED· 1,493 sqft· 2,261 AED/sqft
2025-12-103,585,888 AED· 1,315 sqft· 2,727 AED/sqft
2025-12-103,310,000 AED· 1,317 sqft· 2,513 AED/sqft

How the benchmark and comps are built

Procedure-area filters, date window, and median notes — open if you want to verify the math.

We use only DLD-registered sales — not Property Finder, Bayut, or broker PDF asking prices.
Comps match your procedure-area band in the same project or linked tower using official DLD area.
We compute AED/sqft and a period median so one expensive or cheap close does not drive the verdict.
When the sample is large enough, statistical outliers are trimmed so one odd close does not look “market”.
We check market depth: how many sales, how recent they are, and whether the project looks illiquid.
We surface what averages hide: developer/project risk, service charges, documents, and broker claim wording.

DLD median: 2,509 AED/sqft vs broker ask: 2,000 AED/sqft

We pulled 22 real completed sales from Dubai’s land register between 2025-01-09 to 2026-04-27. Each one is roughly the same unit size as yours (we use the official size on each deed record — not the marketing brochure size).

Only genuine buyer–seller sale lines count; bank mortgages and similar records are left out so they don’t skew the picture.

Across the whole project there were about 44 sales in the last year — that only tells you the place isn’t “dead”, not how fast your exact layout will resell.

Your price per square foot works out about 20.3% below the middle of those comparable sales. In plain words: you’re not above what similar flats actually sold for.

22 DLD registered resales matched · 2025-01-09 → 2026-04-27Benchmark uses 22 sales after excluding 1 extreme high AED/m² outlier (standard Tukey rule on registered comps in your size band).

Case

Sarah, London

Acacia at Park Heights · Dubai Hills Estate · 2BR · 1,100 sqft · 2,200,000 AED

Broker: "below comparable listings, ready unit, motivated seller"

Gap

-20.3%

22 comparable DLD sales

Pricing frame (DLD registered sales)

Broker ask

2,200,000 AED

2,000 sqft

Fair close range (P25–P75)

3,200,000 – 3,460,000 AED

DLD median close

2,759,900 AED

2,509 sqft

AED/sqft band

2,260 – 2,626 sqft

Counter-offer anchor

3,200,000 – 2,759,947 AED

Gap vs median

-20.3%

Negotiation room

FAVORABLE — ask below typical DLD band

Market depth

22 registered sales in comp set

2025-01-09 → 2026-04-27

1. Pricing frame

Ask 2,200,000 AED · fair range 3,200,000 – 3,460,000 AED · counter 3,200,000 – 2,759,947 AED · FAVORABLE — ask below typical DLD band

2. DLD comps

Offer 2,000 / median 2,509 AED/sqft · band 2,260 – 2,626 AED/sqft

3. Outlier notes

1 low / 1 high outliers · Likely distress / inferior position · Premium unit / strong position

4. Negotiation line

Outcome

DLD showed the ask ~20% below the resale median — not overpriced. Buyer used the report to confirm the discount was real before sending the deposit.

This is the unlocked report view: pricing frame, DLD comps, negotiation lines, and buyer advisory PDF.

Run my offer

Roughly in lineDLD benchmark

Example verdict

Roughly in line

4.2% 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.

DLD benchmark

Your offer (total)

1,200,000 AED

Implied ask: 2,934 AED/sqft

Negotiate toward (~median deal)

1,151,583 AED

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

Possible overpay

48,417 AED

Broker negotiation lines

Anchor at the median total implied by your 64 rows: “I’m not bridging 4.2% above that with adjectives — show three filed sales above median with the same checklist (view, floor, finish, plan, fees) or we reset price now.”

Pick two closes from the list priced below the ask and ask which line on the paperwork proves you should pay more than both today.

Line up transfer costs, service charge, and sinking fund vs those cheaper closes — any worse number on your listing is AED off the ask, not “we’ll discuss”.

Upside

There are plenty of comparable past sales, so one odd price doesn’t skew the whole story.

Plenty of people traded in this project in the last year — usually a calmer picture if you sell later.

Full check sections

Verdict & confidence breakdown

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.

Confidence is high for price direction: the comp set is deep enough that one unusual close should not move the median.
Ask vs median: 4.2%.
Generated from 64 DLD registered sale records, 2024-11-28 - 2026-05-11.

Comparable transactions table

5 recent DLD rows are included in this unlock. Use them as the evidence table when the broker sends listings or screenshots.

#comp-1: 2026-05-11 - 1,250,000 AED - 420 sqft.
#comp-2: 2026-05-08 - 1,275,000 AED - 424 sqft.
#comp-3: 2026-01-08 - 1,175,000 AED - 417 sqft.
#comp-4: 2026-01-08 - 1,175,000 AED - 417 sqft.
#comp-5: 2025-12-23 - 1,700,000 AED - 570 sqft.

Negotiation arguments

Use these as copy/paste lines; each argument is anchored to DLD records, not portal asking prices.

Anchor at the median total implied by your 64 rows: “I’m not bridging 4.2% above that with adjectives — show three filed sales above median with the same checklist (view, floor, finish, plan, fees) or we reset price now.”
Pick two closes from the list priced below the ask and ask which line on the paperwork proves you should pay more than both today.
Line up transfer costs, service charge, and sinking fund vs those cheaper closes — any worse number on your listing is AED off the ask, not “we’ll discuss”.

Broker question script

Questions designed to force evidence instead of generic “market is moving” answers.

Which three DLD registered sales in Peninsula Two support the asking price? Please send date, total AED, and size.
If this unit deserves a premium over the median, which documented attribute carries it: view, floor, layout, fit-out, payment plan, or vacant status?
What is the current service charge AED/sqft and are there any OA or service-charge arrears on this unit?
Can you match the SPA/title deed project name and DLD project number to the offer sheet?
If the seller will not move price, which comparable registered close should I remove from the evidence table and why?

Counter-offer message

Red & green flags

Rule-based signals from price gap, liquidity, claim wording, and data depth.

Positive: There are plenty of comparable past sales, so one odd price doesn’t skew the whole story.
Positive: Plenty of people traded in this project in the last year — usually a calmer picture if you sell later.

Verification checklist

Before deposit, verify documents outside the price model.

Ask for the title deed or SPA name and match it to the DLD project/building name.
Request service charge, OA budget, and arrears confirmation.
Check NOC requirements, transfer fees, mortgage discharge, and escrow/RERA status where relevant.
If the unit claims a view, floor, fit-out, or payment-plan premium, require written proof before pricing it.

Registered closes in your size band

2026-05-111,250,000 AED· 420 sqft· 2,976 AED/sqft
2026-05-081,275,000 AED· 424 sqft· 3,007 AED/sqft
2026-01-081,175,000 AED· 417 sqft· 2,818 AED/sqft
2026-01-081,175,000 AED· 417 sqft· 2,818 AED/sqft
2025-12-231,700,000 AED· 570 sqft· 2,982 AED/sqft

How the benchmark and comps are built

Procedure-area filters, date window, and median notes — open if you want to verify the math.

We use only DLD-registered sales — not Property Finder, Bayut, or broker PDF asking prices.
Comps match your procedure-area band in the same project or linked tower using official DLD area.
We compute AED/sqft and a period median so one expensive or cheap close does not drive the verdict.
When the sample is large enough, statistical outliers are trimmed so one odd close does not look “market”.
We check market depth: how many sales, how recent they are, and whether the project looks illiquid.
We surface what averages hide: developer/project risk, service charges, documents, and broker claim wording.

DLD median: 2,816 AED/sqft vs broker ask: 2,934 AED/sqft

We pulled 64 real completed sales from Dubai’s land register between 2024-11-28 to 2026-05-11. Each one is roughly the same unit size as yours (we use the official size on each deed record — not the marketing brochure size).

Only genuine buyer–seller sale lines count; bank mortgages and similar records are left out so they don’t skew the picture.

Across the whole project there were about 91 sales in the last year — that only tells you the place isn’t “dead”, not how fast your exact layout will resell.

Your price per square foot works out about 4.2% above the middle of those comparable sales. In plain words: you’re paying a visible premium versus those closes.

64 DLD registered resales matched · 2024-11-28 → 2026-05-11

Case

Pavel, Dubai

Peninsula Two · Business Bay · Studio · 37.95 m² / 409 sqft · 1,200,000 AED

Broker: "Dubai Peninsula 2 studio, waterfront Business Bay, strong rental demand"

User quote was 37.95 sq m; the checker runs on sqft, so the case uses the equivalent ~409 sqft.

Gap

+4.2%

64 comparable DLD sales

Pricing frame (DLD registered sales)

Broker ask

1,200,000 AED

2,934 sqft

Fair close range (P25–P75)

1,080,000 – 1,200,000 AED

DLD median close

1,151,744 AED

2,816 sqft

AED/sqft band

2,621 – 2,916 sqft

Counter-offer anchor

1,080,000 – 1,151,583 AED

Gap vs median

+4.2%

Negotiation room

MODERATE — room to counter with comps

Market depth

64 registered sales in comp set

2024-11-28 → 2026-05-11

1. Pricing frame

Ask 1,200,000 AED · fair range 1,080,000 – 1,200,000 AED · counter 1,080,000 – 1,151,583 AED · MODERATE — room to counter with comps

2. DLD comps

Offer 2,934 / median 2,816 AED/sqft · band 2,621 – 2,916 AED/sqft

3. Outlier notes

0 low / 1 high outlier · Premium unit / strong position

4. Negotiation line

Outcome

Pavel tested a compact Peninsula Two studio against DLD registered closes before accepting the “waterfront Business Bay” premium.

This is the unlocked report view: pricing frame, DLD comps, negotiation lines, and buyer advisory PDF.

Run my offer

Above the resale medianDLD benchmark

Example verdict

Above the resale median

12.4% 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.

DLD benchmark

Your offer (total)

2,100,000 AED

Implied ask: 2,625 AED/sqft

Negotiate toward (~median deal)

1,868,270 AED

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

Possible overpay

231,730 AED

Broker negotiation lines

Lock the line: “You’re 12.4% above the middle of the matched set — I meet median first; anything above needs three filed comps with the same perk stack, not a story.”

Refuse portal PDFs: “Send three land-register rows (date + total AED) you want me to price against — anything else does not move my number up.”

If they say “below market”, reply: “Name the neighbourhood and exact dates; I’ll price to the same window — until then my offer stays tied to the table median.”

Close with a number: “My next written offer is [median total from table] minus any fee disadvantage vs the cheapest credible close I picked — counter in AED, not vibes.”

Risks

The ask is about 12.4% above the middle of those past sales.

Upside

There are plenty of comparable past sales, so one odd price doesn’t skew the whole story.

Plenty of people traded in this project in the last year — usually a calmer picture if you sell later.

Full check sections

Verdict & confidence breakdown

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

Confidence is medium: enough records for a practical range, but unit attributes still matter.
Ask vs median: 12.4%.
Generated from 13 DLD registered sale records, 2024-12-04 - 2026-02-05.

Comparable transactions table

5 recent DLD rows are included in this unlock. Use them as the evidence table when the broker sends listings or screenshots.

#comp-1: 2026-02-05 - 2,375,000 AED - 906 sqft.
#comp-2: 2025-10-28 - 2,450,000 AED - 997 sqft.
#comp-3: 2025-10-20 - 2,350,000 AED - 906 sqft.
#comp-4: 2025-10-06 - 2,200,000 AED - 996 sqft.
#comp-5: 2025-09-10 - 2,400,000 AED - 906 sqft.

Negotiation arguments

Use these as copy/paste lines; each argument is anchored to DLD records, not portal asking prices.

Lock the line: “You’re 12.4% above the middle of the matched set — I meet median first; anything above needs three filed comps with the same perk stack, not a story.”
Refuse portal PDFs: “Send three land-register rows (date + total AED) you want me to price against — anything else does not move my number up.”
If they say “below market”, reply: “Name the neighbourhood and exact dates; I’ll price to the same window — until then my offer stays tied to the table median.”
Close with a number: “My next written offer is [median total from table] minus any fee disadvantage vs the cheapest credible close I picked — counter in AED, not vibes.”

Broker question script

Questions designed to force evidence instead of generic “market is moving” answers.

Which three DLD registered sales in BURJ VISTA support the asking price? Please send date, total AED, and size.
If this unit deserves a premium over the median, which documented attribute carries it: view, floor, layout, fit-out, payment plan, or vacant status?
What is the current service charge AED/sqft and are there any OA or service-charge arrears on this unit?
Can you match the SPA/title deed project name and DLD project number to the offer sheet?
If the seller will not move price, which comparable registered close should I remove from the evidence table and why?

Counter-offer message

Thanks. Based on the registered DLD sales I can see, my working anchor is around 1,868,270 AED, not the current ask. If the seller expects more, please send three registered sales with the same size band and a documented premium for view/floor/condition; otherwise my next written offer stays around that DLD anchor.

Red & green flags

Rule-based signals from price gap, liquidity, claim wording, and data depth.

Risk: The ask is about 12.4% above the middle of those past sales.
Positive: There are plenty of comparable past sales, so one odd price doesn’t skew the whole story.
Positive: Plenty of people traded in this project in the last year — usually a calmer picture if you sell later.

Verification checklist

Before deposit, verify documents outside the price model.

Ask for the title deed or SPA name and match it to the DLD project/building name.
Request service charge, OA budget, and arrears confirmation.
Check NOC requirements, transfer fees, mortgage discharge, and escrow/RERA status where relevant.
If the unit claims a view, floor, fit-out, or payment-plan premium, require written proof before pricing it.

Registered closes in your size band

2026-02-052,375,000 AED· 906 sqft· 2,621 AED/sqft
2025-10-282,450,000 AED· 997 sqft· 2,457 AED/sqft
2025-10-202,350,000 AED· 906 sqft· 2,594 AED/sqft
2025-10-062,200,000 AED· 996 sqft· 2,209 AED/sqft
2025-09-102,400,000 AED· 906 sqft· 2,649 AED/sqft

How the benchmark and comps are built

Procedure-area filters, date window, and median notes — open if you want to verify the math.

We use only DLD-registered sales — not Property Finder, Bayut, or broker PDF asking prices.
Comps match your procedure-area band in the same project or linked tower using official DLD area.
We compute AED/sqft and a period median so one expensive or cheap close does not drive the verdict.
When the sample is large enough, statistical outliers are trimmed so one odd close does not look “market”.
We check market depth: how many sales, how recent they are, and whether the project looks illiquid.
We surface what averages hide: developer/project risk, service charges, documents, and broker claim wording.

DLD median: 2,335 AED/sqft vs broker ask: 2,625 AED/sqft

We pulled 13 real completed sales from Dubai’s land register between 2024-12-04 to 2026-02-05. Each one is roughly the same unit size as yours (we use the official size on each deed record — not the marketing brochure size).

Only genuine buyer–seller sale lines count; bank mortgages and similar records are left out so they don’t skew the picture.

Across the whole project there were about 37 sales in the last year — that only tells you the place isn’t “dead”, not how fast your exact layout will resell.

Your price per square foot works out about 12.4% above the middle of those comparable sales. In plain words: you’re paying a visible premium versus those closes.

13 DLD registered resales matched · 2024-12-04 → 2026-02-05Benchmark uses 13 sales after excluding 1 extreme high AED/m² outlier (standard Tukey rule on registered comps in your size band).

Case

Mohammed, Dubai

Burj Vista 1 · Downtown · 1BR · 800 sqft · 2,100,000 AED

Broker: "prime location, Burj view, priced to sell"

Gap

+12.4%

13 comparable DLD sales

Pricing frame (DLD registered sales)

Broker ask

2,100,000 AED

2,625 sqft

Fair close range (P25–P75)

2,150,000 – 2,375,000 AED

DLD median close

1,868,000 AED

2,335 sqft

AED/sqft band

2,273 – 2,621 sqft

Counter-offer anchor

2,150,000 – 1,868,270 AED

Gap vs median

+12.4%

Negotiation room

HIGH — weak DLD support at this ask

Market depth

13 registered sales in comp set

2024-12-04 → 2026-02-05

1. Pricing frame

Ask 2,100,000 AED · fair range 2,150,000 – 2,375,000 AED · counter 2,150,000 – 1,868,270 AED · HIGH — weak DLD support at this ask

2. DLD comps

Offer 2,625 / median 2,335 AED/sqft · band 2,273 – 2,621 AED/sqft

3. Outlier notes

1 low / 1 high outliers · Likely distress / inferior position · Premium unit / strong position

4. Negotiation line

Lock the line: “You’re 12.4% above the middle of the matched set — I meet median first; anything above needs three filed comps with the same perk stack, not a story.”

Outcome

Ask was +12.4% above the DLD median with 13 registered closes. Buyer sent the median band in writing and pushed for a price anchored to registered sales, not the “Burj view” pitch.

This is the unlocked report view: pricing frame, DLD comps, negotiation lines, and buyer advisory PDF.

Run my offer

Below typical resale bandDLD benchmark

Example verdict

Below typical resale band

38.1% 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.

DLD benchmark

Your offer (total)

1,750,000 AED

Implied ask: 1,667 AED/sqft

Median deal total (benchmark)

2,824,864 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.

Broker negotiation lines

Lead with: “I’m already under the middle of those 52 closes — my number tracks the cheaper side of the pack. Match two lower totals you pick from the table or show written premiums versus those deals only.”

Pick two lower-priced closes (similar size on the register) and ask: “What on the paperwork proves I should pay more than both — not slides?”

Put service charge, sinking fund, and transfer fees next to those cheaper closes — if yours is the same or heavier, that is immediate AED off the listing price.

Risks

Off-plan can’t be fully read from nearby resales alone.

Upside

Your price lines up with — or sits under — what similar flats in this list recently sold for.

There are plenty of comparable past sales, so one odd price doesn’t skew the whole story.

Plenty of people traded in this project in the last year — usually a calmer picture if you sell later.

Full check sections

Verdict & confidence breakdown

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.

Confidence is high for price direction: the comp set is deep enough that one unusual close should not move the median.
Ask vs median: -38.1%.
Generated from 52 DLD registered sale records, 2024-12-04 - 2026-04-07.

Comparable transactions table

5 recent DLD rows are included in this unlock. Use them as the evidence table when the broker sends listings or screenshots.

#comp-1: 2026-04-07 - 3,225,000 AED - 1,052 sqft.
#comp-2: 2026-02-27 - 3,590,000 AED - 1,104 sqft.
#comp-3: 2026-02-20 - 3,130,000 AED - 1,104 sqft.
#comp-4: 2026-02-11 - 3,140,000 AED - 1,052 sqft.
#comp-5: 2026-02-02 - 3,630,000 AED - 1,104 sqft.

Negotiation arguments

Use these as copy/paste lines; each argument is anchored to DLD records, not portal asking prices.

Lead with: “I’m already under the middle of those 52 closes — my number tracks the cheaper side of the pack. Match two lower totals you pick from the table or show written premiums versus those deals only.”
Pick two lower-priced closes (similar size on the register) and ask: “What on the paperwork proves I should pay more than both — not slides?”
Put service charge, sinking fund, and transfer fees next to those cheaper closes — if yours is the same or heavier, that is immediate AED off the listing price.

Broker question script

Questions designed to force evidence instead of generic “market is moving” answers.

Which three DLD registered sales in Creek Palace support the asking price? Please send date, total AED, and size.
If this unit deserves a premium over the median, which documented attribute carries it: view, floor, layout, fit-out, payment plan, or vacant status?
What is the current service charge AED/sqft and are there any OA or service-charge arrears on this unit?
Can you match the SPA/title deed project name and DLD project number to the offer sheet?
If the seller will not move price, which comparable registered close should I remove from the evidence table and why?

Counter-offer message

Red & green flags

Rule-based signals from price gap, liquidity, claim wording, and data depth.

Risk: Off-plan can’t be fully read from nearby resales alone.
Positive: Your price lines up with — or sits under — what similar flats in this list recently sold for.
Positive: There are plenty of comparable past sales, so one odd price doesn’t skew the whole story.
Positive: Plenty of people traded in this project in the last year — usually a calmer picture if you sell later.

Verification checklist

Before deposit, verify documents outside the price model.

Ask for the title deed or SPA name and match it to the DLD project/building name.
Request service charge, OA budget, and arrears confirmation.
Check NOC requirements, transfer fees, mortgage discharge, and escrow/RERA status where relevant.
If the unit claims a view, floor, fit-out, or payment-plan premium, require written proof before pricing it.

Registered closes in your size band

2026-04-073,225,000 AED· 1,052 sqft· 3,066 AED/sqft
2026-02-273,590,000 AED· 1,104 sqft· 3,252 AED/sqft
2026-02-203,130,000 AED· 1,104 sqft· 2,835 AED/sqft
2026-02-113,140,000 AED· 1,052 sqft· 2,985 AED/sqft
2026-02-023,630,000 AED· 1,104 sqft· 3,288 AED/sqft

How the benchmark and comps are built

Procedure-area filters, date window, and median notes — open if you want to verify the math.

We use only DLD-registered sales — not Property Finder, Bayut, or broker PDF asking prices.
Comps match your procedure-area band in the same project or linked tower using official DLD area.
We compute AED/sqft and a period median so one expensive or cheap close does not drive the verdict.
When the sample is large enough, statistical outliers are trimmed so one odd close does not look “market”.
We check market depth: how many sales, how recent they are, and whether the project looks illiquid.
We surface what averages hide: developer/project risk, service charges, documents, and broker claim wording.

DLD median: 2,690 AED/sqft vs broker ask: 1,667 AED/sqft

We pulled 52 real completed sales from Dubai’s land register between 2024-12-04 to 2026-04-07. Each one is roughly the same unit size as yours (we use the official size on each deed record — not the marketing brochure size).

Only genuine buyer–seller sale lines count; bank mortgages and similar records are left out so they don’t skew the picture.

Across the whole project there were about 67 sales in the last year — that only tells you the place isn’t “dead”, not how fast your exact layout will resell.

Your price per square foot works out about 38.1% below the middle of those comparable sales. In plain words: you’re not above what similar flats actually sold for.

Buying off-plan is trickier: resales nearby only hint at levels — treat this as background, not a promise of what you’ll get later.

52 DLD registered resales matched · 2024-12-04 → 2026-04-07Benchmark uses 52 sales after excluding 1 extreme high AED/m² outlier (standard Tukey rule on registered comps in your size band).

Case

Irina, Kyiv

Creek Palace · Dubai Creek Harbour · 2BR · 1,050 sqft · 1,750,000 AED

Broker: "growing area, handover in 6 months, price locked"

Gap

-38.1%

52 comparable DLD sales

Pricing frame (DLD registered sales)

Broker ask

1,750,000 AED

1,667 sqft

Fair close range (P25–P75)

2,750,000 – 3,140,000 AED

DLD median close

2,824,500 AED

2,690 sqft

AED/sqft band

2,533 – 2,947 sqft

Counter-offer anchor

2,750,000 – 2,824,864 AED

Gap vs median

-38.1%

Negotiation room

FAVORABLE — ask below typical DLD band

Market depth

52 registered sales in comp set

2024-12-04 → 2026-04-07

1. Pricing frame

Ask 1,750,000 AED · fair range 2,750,000 – 3,140,000 AED · counter 2,750,000 – 2,824,864 AED · FAVORABLE — ask below typical DLD band

2. DLD comps

Offer 1,667 / median 2,690 AED/sqft · band 2,533 – 2,947 AED/sqft

3. Outlier notes

0 low / 1 high outlier · Premium unit / strong position

4. Negotiation line

Outcome

Off-plan 2BR sat far below the DLD resale median on paper — buyer treated it as a screen, verified payment plan and handover docs, then moved forward with a written counter anchored to registered closes.

This is the unlocked report view: pricing frame, DLD comps, negotiation lines, and buyer advisory PDF.

Run my offer

Looks stretched vs resalesDLD benchmark

Example verdict

Looks stretched vs resales

15.3% 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.

DLD benchmark

Your offer (total)

1,680,000 AED

Implied ask: 1,556 AED/sqft

Negotiate toward (~median deal)

1,457,372 AED

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

Possible overpay

222,628 AED

Broker negotiation lines

Lock the line: “You’re 15.3% above the middle of the matched set — I meet median first; anything above needs three filed comps with the same perk stack, not a story.”

Refuse portal PDFs: “Send three land-register rows (date + total AED) you want me to price against — anything else does not move my number up.”

If they say “below market”, reply: “Name the neighbourhood and exact dates; I’ll price to the same window — until then my offer stays tied to the table median.”

Close with a number: “My next written offer is [median total from table] minus any fee disadvantage vs the cheapest credible close I picked — counter in AED, not vibes.”

Risks

The ask is about 15.3% above the middle of those past sales.

Upside

There are plenty of comparable past sales, so one odd price doesn’t skew the whole story.

Plenty of people traded in this project in the last year — usually a calmer picture if you sell later.

Full check sections

Verdict & confidence breakdown

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.

Confidence is medium: enough records for a practical range, but unit attributes still matter.
Ask vs median: 15.3%.
Generated from 19 DLD registered sale records, 2024-12-24 - 2026-05-01.

Comparable transactions table

5 recent DLD rows are included in this unlock. Use them as the evidence table when the broker sends listings or screenshots.

#comp-1: 2026-05-01 - 1,600,000 AED - 1,112 sqft.
#comp-2: 2026-02-24 - 1,450,000 AED - 1,112 sqft.
#comp-3: 2026-02-24 - 1,460,000 AED - 1,111 sqft.
#comp-4: 2025-12-16 - 1,480,000 AED - 1,112 sqft.
#comp-5: 2025-10-02 - 1,500,000 AED - 1,112 sqft.

Negotiation arguments

Use these as copy/paste lines; each argument is anchored to DLD records, not portal asking prices.

Lock the line: “You’re 15.3% above the middle of the matched set — I meet median first; anything above needs three filed comps with the same perk stack, not a story.”
Refuse portal PDFs: “Send three land-register rows (date + total AED) you want me to price against — anything else does not move my number up.”
If they say “below market”, reply: “Name the neighbourhood and exact dates; I’ll price to the same window — until then my offer stays tied to the table median.”
Close with a number: “My next written offer is [median total from table] minus any fee disadvantage vs the cheapest credible close I picked — counter in AED, not vibes.”

Broker question script

Questions designed to force evidence instead of generic “market is moving” answers.

Which three DLD registered sales in Binghatti House support the asking price? Please send date, total AED, and size.
If this unit deserves a premium over the median, which documented attribute carries it: view, floor, layout, fit-out, payment plan, or vacant status?
What is the current service charge AED/sqft and are there any OA or service-charge arrears on this unit?
Can you match the SPA/title deed project name and DLD project number to the offer sheet?
If the seller will not move price, which comparable registered close should I remove from the evidence table and why?

Counter-offer message

Thanks. Based on the registered DLD sales I can see, my working anchor is around 1,457,372 AED, not the current ask. If the seller expects more, please send three registered sales with the same size band and a documented premium for view/floor/condition; otherwise my next written offer stays around that DLD anchor.

Red & green flags

Rule-based signals from price gap, liquidity, claim wording, and data depth.

Risk: The ask is about 15.3% above the middle of those past sales.
Positive: There are plenty of comparable past sales, so one odd price doesn’t skew the whole story.
Positive: Plenty of people traded in this project in the last year — usually a calmer picture if you sell later.

Verification checklist

Before deposit, verify documents outside the price model.

Ask for the title deed or SPA name and match it to the DLD project/building name.
Request service charge, OA budget, and arrears confirmation.
Check NOC requirements, transfer fees, mortgage discharge, and escrow/RERA status where relevant.
If the unit claims a view, floor, fit-out, or payment-plan premium, require written proof before pricing it.

Registered closes in your size band

2026-05-011,600,000 AED· 1,112 sqft· 1,439 AED/sqft
2026-02-241,450,000 AED· 1,112 sqft· 1,304 AED/sqft
2026-02-241,460,000 AED· 1,111 sqft· 1,314 AED/sqft
2025-12-161,480,000 AED· 1,112 sqft· 1,331 AED/sqft
2025-10-021,500,000 AED· 1,112 sqft· 1,349 AED/sqft

How the benchmark and comps are built

Procedure-area filters, date window, and median notes — open if you want to verify the math.

We use only DLD-registered sales — not Property Finder, Bayut, or broker PDF asking prices.
Comps match your procedure-area band in the same project or linked tower using official DLD area.
We compute AED/sqft and a period median so one expensive or cheap close does not drive the verdict.
When the sample is large enough, statistical outliers are trimmed so one odd close does not look “market”.
We check market depth: how many sales, how recent they are, and whether the project looks illiquid.
We surface what averages hide: developer/project risk, service charges, documents, and broker claim wording.

DLD median: 1,349 AED/sqft vs broker ask: 1,556 AED/sqft

We pulled 19 real completed sales from Dubai’s land register between 2024-12-24 to 2026-05-01. Each one is roughly the same unit size as yours (we use the official size on each deed record — not the marketing brochure size).

Only genuine buyer–seller sale lines count; bank mortgages and similar records are left out so they don’t skew the picture.

Across the whole project there were about 41 sales in the last year — that only tells you the place isn’t “dead”, not how fast your exact layout will resell.

Your price per square foot works out about 15.3% above the middle of those comparable sales. In plain words: you’re paying a visible premium versus those closes.

The pitch mentions urgency or a “guarantee” — ask which registered closes and which unit attributes justify it.

19 DLD registered resales matched · 2024-12-24 → 2026-05-01Benchmark uses 19 sales after excluding 2 extreme high AED/m² outliers (standard Tukey rule on registered comps in your size band).

Case

Priya, Mumbai

Binghatti House · JVC · 2BR · 1,080 sqft · 1,680,000 AED

Broker: "last unit at this price, internal sheet only — no DLD reference"

Gap

+15.3%

19 comparable DLD sales

Pricing frame (DLD registered sales)

Broker ask

1,680,000 AED

1,556 sqft

Fair close range (P25–P75)

1,460,000 – 1,580,000 AED

DLD median close

1,456,920 AED

1,349 sqft

AED/sqft band

1,314 – 1,422 sqft

Counter-offer anchor

1,460,000 – 1,457,372 AED

Gap vs median

+15.3%

Negotiation room

HIGH — weak DLD support at this ask

Market depth

19 registered sales in comp set

2024-12-24 → 2026-05-01

1. Pricing frame

Ask 1,680,000 AED · fair range 1,460,000 – 1,580,000 AED · counter 1,460,000 – 1,457,372 AED · HIGH — weak DLD support at this ask

2. DLD comps

Offer 1,556 / median 1,349 AED/sqft · band 1,314 – 1,422 AED/sqft

3. Outlier notes

0 low / 1 high outlier · Premium unit / strong position

4. Negotiation line

Lock the line: “You’re 15.3% above the middle of the matched set — I meet median first; anything above needs three filed comps with the same perk stack, not a story.”

Outcome

Ask was ~15% above the DLD median with 19 registered closes in band. Buyer asked for the SPA at that number — broker went quiet instead of showing register-backed comps.

This is the unlocked report view: pricing frame, DLD comps, negotiation lines, and buyer advisory PDF.

Run my offer

Roughly in lineDLD benchmark

Example verdict

Roughly in line

2.8% 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.

DLD benchmark

Your offer (total)

1,430,000 AED

Implied ask: 1,405 AED/sqft

Negotiate toward (~median deal)

1,390,812 AED

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

Possible overpay

39,188 AED

Broker negotiation lines

Anchor at the median total implied by your 10 rows: “I’m not bridging 2.8% above that with adjectives — show three filed sales above median with the same checklist (view, floor, finish, plan, fees) or we reset price now.”

Pick two closes from the list priced below the ask and ask which line on the paperwork proves you should pay more than both today.

Line up transfer costs, service charge, and sinking fund vs those cheaper closes — any worse number on your listing is AED off the ask, not “we’ll discuss”.

Upside

There are plenty of comparable past sales, so one odd price doesn’t skew the whole story.

Plenty of people traded in this project in the last year — usually a calmer picture if you sell later.

Full check sections

Verdict & confidence breakdown

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.

Confidence is medium: enough records for a practical range, but unit attributes still matter.
Ask vs median: 2.8%.
Generated from 10 DLD registered sale records, 2025-06-02 - 2026-04-10.

Comparable transactions table

5 recent DLD rows are included in this unlock. Use them as the evidence table when the broker sends listings or screenshots.

#comp-1: 2026-04-10 - 1,830,650 AED - 1,387 sqft.
#comp-2: 2025-11-07 - 1,750,000 AED - 1,387 sqft.
#comp-3: 2025-11-07 - 1,792,800 AED - 1,387 sqft.
#comp-4: 2025-10-08 - 1,875,000 AED - 1,387 sqft.
#comp-5: 2025-09-12 - 2,000,000 AED - 1,387 sqft.

Negotiation arguments

Use these as copy/paste lines; each argument is anchored to DLD records, not portal asking prices.

Anchor at the median total implied by your 10 rows: “I’m not bridging 2.8% above that with adjectives — show three filed sales above median with the same checklist (view, floor, finish, plan, fees) or we reset price now.”
Pick two closes from the list priced below the ask and ask which line on the paperwork proves you should pay more than both today.
Line up transfer costs, service charge, and sinking fund vs those cheaper closes — any worse number on your listing is AED off the ask, not “we’ll discuss”.

Broker question script

Questions designed to force evidence instead of generic “market is moving” answers.

Which three DLD registered sales in MAG 777 support the asking price? Please send date, total AED, and size.
If this unit deserves a premium over the median, which documented attribute carries it: view, floor, layout, fit-out, payment plan, or vacant status?
What is the current service charge AED/sqft and are there any OA or service-charge arrears on this unit?
Can you match the SPA/title deed project name and DLD project number to the offer sheet?
If the seller will not move price, which comparable registered close should I remove from the evidence table and why?

Counter-offer message

Red & green flags

Rule-based signals from price gap, liquidity, claim wording, and data depth.

Positive: There are plenty of comparable past sales, so one odd price doesn’t skew the whole story.
Positive: Plenty of people traded in this project in the last year — usually a calmer picture if you sell later.

Verification checklist

Before deposit, verify documents outside the price model.

Ask for the title deed or SPA name and match it to the DLD project/building name.
Request service charge, OA budget, and arrears confirmation.
Check NOC requirements, transfer fees, mortgage discharge, and escrow/RERA status where relevant.
If the unit claims a view, floor, fit-out, or payment-plan premium, require written proof before pricing it.

Registered closes in your size band

2026-04-101,830,650 AED· 1,387 sqft· 1,320 AED/sqft
2025-11-071,750,000 AED· 1,387 sqft· 1,262 AED/sqft
2025-11-071,792,800 AED· 1,387 sqft· 1,293 AED/sqft
2025-10-081,875,000 AED· 1,387 sqft· 1,352 AED/sqft
2025-09-122,000,000 AED· 1,387 sqft· 1,442 AED/sqft

How the benchmark and comps are built

Procedure-area filters, date window, and median notes — open if you want to verify the math.

We use only DLD-registered sales — not Property Finder, Bayut, or broker PDF asking prices.
Comps match your procedure-area band in the same project or linked tower using official DLD area.
We compute AED/sqft and a period median so one expensive or cheap close does not drive the verdict.
When the sample is large enough, statistical outliers are trimmed so one odd close does not look “market”.
We check market depth: how many sales, how recent they are, and whether the project looks illiquid.
We surface what averages hide: developer/project risk, service charges, documents, and broker claim wording.

DLD median: 1,366 AED/sqft vs broker ask: 1,405 AED/sqft

We pulled 10 real completed sales from Dubai’s land register between 2025-06-02 to 2026-04-10. Each one is roughly the same unit size as yours (we use the official size on each deed record — not the marketing brochure size).

Only genuine buyer–seller sale lines count; bank mortgages and similar records are left out so they don’t skew the picture.

Across the whole project there were about 113 sales in the last year — that only tells you the place isn’t “dead”, not how fast your exact layout will resell.

Your price per square foot works out about 2.8% above the middle of those comparable sales. In plain words: you’re paying a visible premium versus those closes.

10 DLD registered resales matched · 2025-06-02 → 2026-04-10

Case

Carlos, São Paulo

MAG 777 · Dubai Sports City · 2BR · 1,018 sqft · 1,430,000 AED

Broker: "priced to sell, in line with market"

Gap

+2.8%

10 comparable DLD sales

Pricing frame (DLD registered sales)

Broker ask

1,430,000 AED

1,405 sqft

Fair close range (P25–P75)

1,830,650 – 2,000,000 AED

DLD median close

1,390,588 AED

1,366 sqft

AED/sqft band

1,320 – 1,442 sqft

Counter-offer anchor

1,830,650 – 1,390,812 AED

Gap vs median

+2.8%

Negotiation room

LOW — ask near DLD median

Market depth

10 registered sales in comp set

2025-06-02 → 2026-04-10

1. Pricing frame

Ask 1,430,000 AED · fair range 1,830,650 – 2,000,000 AED · counter 1,830,650 – 1,390,812 AED · LOW — ask near DLD median

2. DLD comps

Offer 1,405 / median 1,366 AED/sqft · band 1,320 – 1,442 AED/sqft

3. Outlier notes

1 low / 1 high outliers · Likely distress / inferior position · Premium unit / strong position

4. Negotiation line

Outcome

DLD showed the ask ~3% above median with 10 closes — roughly in line. Buyer skipped two weeks of haggling and spent the time on SPA review and snagging instead.

This is the unlocked report view: pricing frame, DLD comps, negotiation lines, and buyer advisory PDF.

Run my offer

Final output

Buyer advisory PDF, not a disposable answer

On the live verdict — “Investor PDF”: pricing frame, fair close range, comps with outlier notes, counter anchor, and methodology in A4.

Pricing frame (fair range + counter)

Comparable DLD sales + outlier notes

Key market observations

Negotiation arguments

Broker questions

Counter-offer wording

How we benchmark against DLD sold prices

These examples use the same register pipeline as the free checker — methodology guides for the numbers behind each verdict:

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Examples updated 2026-05-27. Dubai Offer Verdict uses current DLD data on your run. Not investment advice.