colour = price band · size = registered sales since 2022
What it returns, after the building and the fees take theirs.
A price is half a decision. This is the other half: the rent actually registered on Ejari for that size of home in that district, the service charge RERA approved for the community, and the fees a Dubai purchase carries — 4% to the Land Department, the registration fee, the title deed, the agency’s 2%. Gross is the number every portal shows. The third figure is the one that describes your money.
The calculator opens on exact registered figures, so it unlocks with the rest of them. Verify a WhatsApp number on the map above and it appears here, with every district we hold both a price and a rent for.
What the map says, and what it refuses to say.
- Every figure is a median of registered sales. Not an asking price, not a valuation, not a portal average. Mortgages and gifts are excluded because a loan is not a sale, and land is excluded because a plot is not a home.
- A pin’s size is its sales volume. 562,462 registered sales sit behind the 72 priced areas on this map. It is there so you can see which medians rest on thousands of sales and which rest on a few hundred.
- Off-plan and resale are never mixed. They are two markets in the same postcode — on the Palm the off-plan median runs at roughly double resale, because what is launching there now is not the stock that is changing hands. Year-on-year is resale only, for the same reason: an off-plan median moves with whatever launched that year.
- The register is free. The analysis is not. Every median on this page is open: all 72 areas in exact AED per sq ft, the year-on-year move, the sale counts behind them. A median is a fact anyone can recompute from the same public export, so it is not ours to charge for. What is ours is the work on top of it — the off-plan gap in figures, the rent against the price against the approved service charge, the year-by-year series, what is still being built, and the calculator. That unlocks when you verify a WhatsApp number, and nothing gets blurred or faked in the meantime: what is gated is simply not in this page.
- Yield is one registered figure over another. The rent is the median new tenancy filed on Ejari for that district; the price is the median resale actually paid there. Renewals are kept out of it where we can — Dubai caps what a landlord may raise on renewal, so a renewal describes last year’s rent and would flatter the number. Net takes off the service charge RERA approved for that community, which is filed in arrears and carries its own budget year on the card.
- Supply is what is registered as coming. Every project with an escrow account files its unit count and its own completion percentage with the Land Department. The supply view is those homes, in projects building or announced, against the homes already standing in the same district. Sixty per cent is a different place in three years; six per cent is a rounding error.
- The outlines are only the ones we could verify. 57 of the 72districts are drawn as shapes rather than dots. A shape is used only where OpenStreetMap’s name matches ours and its centre falls within four kilometres of the point we geocoded — otherwise the district keeps its pin. OSM holds “Sidra Villas, Dubai Hills Estate” and it holds “Mirdif”; one is a corner of a district and the other swallows it, and neither should be coloured with that district’s prices.
- A thin median says so. Under twenty registered resales in the reported year, the figure is marked thin on the card and in the ranking. Jumeirah Bay’s seven sales sort it to the top of the list, and it should not read as steady as Jumeirah Village Circle’s two and a half thousand. Twenty is our line, not the register’s — the same way the ten-storey line on the plot map is ours.
- The current year is a part year. It is labelled as such. Its medians are real; its counts are not a full twelve months and should not be compared to one.
- One pin per place. The register prices Maple 1, Sidra 2 and five more clusters that all sit inside Dubai Hills Estate. They count towards Dubai Hills’ own figures and do not get pins of their own, or the map would show the same place seven times at seven prices.
- Blank means blank. Dubai Design District has a pin and no numbers, because the register holds no name that maps to it. Dubai Islands shows off-plan only, because nothing there has been resold in volume yet. And the whole Abu Dhabi view is empty, because that emirate publishes no transaction register at all.
Six areas the register prices and the map does not show.
Every pin was geocoded from OpenStreetMap and then checked: it had to resolve to a named place inside the frame, and no two pins may land on top of each other unless the places really are neighbours. These six failed that check. They have medians we could publish and no point we would defend, so they are named here instead of dropped quietly — or worse, guessed at.
- International City Phase 3 — AED 882/sqft across 275 resales in 2026. The register's phase does not map to a place we could locate.
- Site A — AED 2,218/sqft across 78 resales in 2026. Not a place name.
- WARSAN FIRST DEVELOPMENT — AED 1,228/sqft across 38 resales in 2026. Overlaps International City without a separate centre we could verify.
- 800 Villas — AED 1,287/sqft across 50 resales in 2026. Not a place name.
- The Villa — AED 1,007/sqft across 49 resales in 2026. No match in the gazetteer.
- Al Waha Villas — AED 946/sqft across 14 resales in 2026. The only matches were in the Expo district, which is a different Al Waha.
One page per district, dearest first.
The map answers where. These answer how much — the same register, read one district at a time, with the rent, the service charge and what is still being built where the register can say.
Both halves of this map are public files.
The prices are the Dubai Land Department’s own Real Estate Transactions export, read to 24 August 2026. The rents are its Rent Contracts register — every tenancy filed on Ejari — the service charges its approved owners-association budgets, and what is still being built its project register against the unit register. The coastline, the motorways and the district outlines are © OpenStreetMap contributors, used under the ODbL.
Registered sales only (mortgages and gifts excluded), 2022 onward, land excluded. Median AED per square metre, with the 25th and 75th percentiles. Buckets with fewer than 5 sales are omitted. Gross yield is the median new-letting rent per square metre over the median resale price per square metre, both from the Land Department's own registers, same place, latest year with enough of each. Net yield takes off the RERA-approved service charge for that community, which is filed in arrears and carries its own budget year. Nothing is modelled and nothing is filled in: a place without both halves is absent. It still says nothing at the level of an individual building or unit, and nothing at all for Abu Dhabi. Drawn as server-rendered SVG rather than through a mapping service — no tile vendor, no API key and no third-party script following you around this page.
Each district has its own file.
A pin gives you the price. The district pages give you the drawing: every plot by what the planning register permits it to become, and how much of the place is actually built — Business Bay, Dubai Harbour, Downtown, Palm Jumeirah. The guides answer the questions that cut across all of them, and each project file states its own permit and escrow position.