Methodology
How Diyarat computes market evidence
Every important number on Diyarat carries the same seven attributes: the metric, the market entity, the evidence population, the period, the evidence-through date, the source, and a link to this page. This is the single canonical description of those computations.
Data source
Every market statistic on Diyarat is computed from officially registered Dubai Land Department transaction records — registered sales, mortgages and gifts — not asking prices, listings or estimates. Each transaction retains its official registry identity, so any figure can be traced back to the records behind it.
What counts as a comparable sale
A record is treated as a comparable sale only when all of the following hold: it is a Sales-group registration; its procedure is a sale procedure (sell, sell pre-registration, delayed sell, or their development variants); the registered worth is greater than zero; and the registered procedure area is greater than zero. Mortgages and gifts are retained as evidence but never enter sale price statistics. Records that fail these rules are excluded deterministically — the same rule always produces the same population.
Median price per square foot
The median AED-per-square-foot value of comparable sales in the stated period. Medians are used instead of averages because registered transactions include extreme values that would distort an average. The evidence population — the number of records behind the figure — is always stated.
Median sale price
The median registered worth of comparable sales in the stated period, computed the same way as the median price per square foot.
Periods and freshness
Statistics are computed over fixed windows (30, 90, 180, 365 days and longer) measured back from the newest evidence in the registry, and every important figure states its evidence-through date — the date of the newest registered record behind it. A period label is a window of evidence, not a claim that the data is current to today.
Honest absence — zeros are never substitutes
When data is unavailable, Diyarat says so. An unavailable metric renders as unavailable — never as zero, and never as a stale number presented as fresh. A zero on Diyarat means a verified count of zero. Where evidence is too thin to support a statistic, the statistic is withheld rather than estimated.
Market identities and consumer names
Dubai Land Department registers transactions against official area identities whose names can differ from the names people use (the official area Al Barsha South Fourth is the community known as Jumeirah Village Circle). Diyarat maps consumer names to official identities only where the mapping is deterministic, and always shows the official identity as provenance. No fuzzy geographic matching is used.
What Diyarat does not do
Diyarat provides evidence; the user makes the decision. Statistics are descriptive — what the registry shows — never buy or sell advice. Diyarat does not fabricate data, does not blend asking prices into sold-price statistics, and does not present model outputs as registered facts.
See the evidence in use: Market Intelligence, the transaction registry and market reports.