What each number means.

Price evidence comes from completed sales registered with the Dubai Land Department. Rental evidence comes from registered rental contracts. Portal advertisements and active listing prices are not used unless a user enters an asking price to compare.

• Included: valid resale and off-plan sales with a recorded price, size, and registration date.
• Excluded from price evidence: mortgages, gifts, and records without a usable price or size.
• Kept separate where possible: resale and off-plan markets, because they can price differently.
• Service-charge budgets: DLD's approved component records are used only when a project or reviewed building match and an area-based component basis are verified. They are historical budget data, not a live invoice or a current-rate feed.
• Freshness: the “Sales through” date above is the newest registered sale currently available to GetVerdict.

Dubai property records and the names people use in the market do not always line up one-to-one. GetVerdict keeps the levels separate so a familiar place name is not confused with an official DLD area.

The hierarchy is not complete on every record. Some sales identify only an official area and project; others also identify the building. GetVerdict uses official identifiers first, then reviewed name matching for known spelling differences. If a building cannot be linked confidently, it stays unmatched and the report widens to project or area evidence. The seven headline communities are for overview trends; the Area filter contains the broader set of public property areas.

Official unit registry evidence

Some reports also show an official unit-registry profile. It is available only when DLD's unit identifier can be connected through an official project or building record to the report's reliable matched project or building. Building evidence is used first; a uniquely connected project profile is the fallback.

This is a registry aggregate for the matched unit type, not proof of the selected sale's exact floor, parking, balcony, view, or condition. When that official route is not available, the registry section is omitted rather than guessed.

A metro station, mall, or landmark is called nearest only when GetVerdict has a verified coordinate for the project or building and a sourced coordinate for the place. Distance is calculated from those two points. The building is used first; the wider project is used only when a building location is unavailable.

• Coordinate source: GetVerdict imports a cached Dubai extract from OpenStreetMap, retaining the original place link, retrieval date, and ODbL licence attribution.
• Automatic matching: a project or building coordinate is accepted automatically only when its normalized name identifies one DLD entity and one source location. Names with more than one possible location are held for review.
• Exact nearby place: calculated from verified building or project coordinates and shown with its distance.
• Area context: a useful place associated with the wider area. It helps describe the location but is not claimed to be the closest place to every property in that area.
• Source record: when the individual DLD sale already names a nearby place, that source value remains visible and is not overwritten.
• When coordinates are missing: GetVerdict may use a consistent nearby-place value found across DLD records for the same building or project. It is shown as area context without an exact distance. If that evidence is also unavailable, the field stays blank.

Every coordinate-backed result keeps its source and calculation date so it can be refreshed when a building location or public transport network changes. The three closest candidates of each type are retained for audit, while the nearest one is displayed. Future stations are labelled as future context and are never presented as active infrastructure. Map data is © OpenStreetMap contributors and available under the ODbL.

Similar sales are completed transactions chosen to resemble the subject property as closely as the available records allow. The search widens only when the stronger level does not provide enough evidence.

Candidates normally come from the last 365 days. A result needs at least six usable sales. More recent transactions, closer sizes, matching bedrooms, and stronger location matches receive more weight.

Recency uses an 18-month half-life: older sales still contribute, but recent transactions carry more influence. GetVerdict does not use an LLM or a predicted portal asking price to create the estimate.

Area-level price and rental movements can also be explored on Trends.

Evidence quality describes how closely the selected sales match the subject and how stable the resulting price range is. It is not an AI confidence score.

The report shows the number of selected sales, how many came from the same building or project, the latest sale date, and why the search widened. Those facts are more useful than a standalone score.

GetVerdict is preparing a versioned, permission-controlled API so brokers can use the same registered evidence, reviewed property facts, and deterministic scenario calculations in their own systems. The native GetVerdict assistant will use that same contract before external connections are released.

• One calculation source: the website, PDF, native assistant, and future API will read the same pinned report version rather than calculate separate answers.
• ChatGPT and Claude: planned connections will use allowlisted read-only tools or a pinned evidence package. They will not receive database access or arbitrary SQL.
• Permission-aware: broker-private documents and notes stay out of client and public contexts. Access will be scoped, revocable, and audited.
• Traceable answers: material figures will retain registered-record, approved-document, assumption, formula, and methodology references.
• AI explains; code calculates: scenario values, yields, cash flows, break-even prices, and annualized returns come from versioned deterministic functions, not model arithmetic.

These integrations are planned and are not yet a public API. GetVerdict will publish connection instructions, scopes, and availability here when broker access is released.

• Condition, renovation, floor, and view are not consistently present in registered sales, so the estimate cannot reliably adjust for them.
• Active listings are not market evidence. GetVerdict does not scrape property portals. A user-entered asking price is used only as the subject being checked.
• Unique properties are difficult to compare. Trophy homes, penthouses, and bespoke villas can produce sparse evidence and a wide range.
• Off-plan and resale can differ. They are kept separate where possible; any fallback that mixes them is disclosed in the result.
• Currency conversions are indicative. AED is the source currency. Other currencies use a recent reference rate and exclude bank spreads.
• Square feet are converted. Registered size is stored in square metres; sq ft is calculated as m² × 10.7639.
• Service charges can be unavailable. DLD budget records are component-level and do not state one universal unit basis. GetVerdict preserves every component and shows no annual estimate unless a documented, reviewed area-based basis and a conservative entity match are available.
• This is not a regulated valuation. A GetVerdict report is an independent price opinion, not a bank or RICS appraisal.