How EstateIQ Measures The Market
Where our numbers come from, how we describe a typical price, and how we separate real price movement from the mix of what sold.
Two Kinds Of Data
Registered sales are official transactions from ADREC, Abu Dhabi's real estate regulator: what buyers and sellers actually agreed and registered, not asking prices and not estimates. Listings come from live market listings and are refreshed daily; they show what is currently offered, which is not always what later sells.
How We Describe A Typical Price
We use the median — the middle sale — rather than the average, so a handful of very large or very small sales does not pull the figure around. Prices are shown per square foot (AED/sqft) so homes of different sizes can be compared, and records with implausible values (below 200 or above 5,000 AED/sqft) are excluded as likely data-entry errors.
Why We Compare Projects With Themselves
Any average or median reflects whatever sold in the period. A month with several ultra-premium launches will look pricier than a month dominated by smaller apartments, even if no individual home changed in value. To separate the mix of what sold from actual price movement, we also compare each project with itself: for projects with enough sales in both periods (at least five for quarterly comparisons), we measure how the project's median AED/sqft changed, and report the median of those changes. This like-for-like view is what our market insights and monthly reports use to describe price direction.
Timing And Updates
Listings refresh daily. ADREC publishes registered sales with a delay of some days, so the most recent days of any month can be incomplete; we therefore base month-level figures on complete months and say clearly when a month is partial. Pages are generated from the underlying data on request, so figures follow the source without manual edits.
What The Numbers Are Not
EstateIQ is a data and analytics platform. Our figures describe what has been registered or listed; they are not valuations of a specific property, forecasts, or investment advice. Small communities with few sales can move sharply from month to month, which is why we show the number of sales next to every price.
See It In Practice
- Monthly market report
- Month-by-month price tables for four communities
- All districts, communities and buildings
Frequently Asked Questions
Where does EstateIQ get its transaction data?
Registered sale prices come from ADREC, Abu Dhabi’s official real estate regulator. Listing data comes from live market listings, refreshed daily.
What does “like-for-like” price change mean?
It compares each project with itself over time — the median change in price per square foot across projects with enough sales in both periods — so the result is not distorted by which homes happened to sell in a given month.
Why does EstateIQ use the median instead of the average?
The median is the middle sale, so a few unusually large or small transactions do not pull it around the way they do an average.
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