TruEstimate or Property Finder: which free estimate to trust.
Dubai's two big portals both hand owners a value for their home in a few taps. What each one is built from, what it shows you, and the check that matters more than the choice between them.
Updated
Bayut's TruEstimate and Property Finder's home valuation both give a Dubai owner a free estimate and let them track it in an app. TruEstimate leans on Land Department transaction data and has been running since June 2024. Property Finder's tool mixes transactions with live listings and attaches a confidence score to every result. Neither publishes an accuracy rate, and neither replaces a bank's valuation. Mulki takes the step both leave to you: it values each unit from registered sales in its own building and shows those sales next to the figure.
In short
Both estimates are built from transactions plus other signals. Property Finder says outright that live listings are one of them.
Property Finder shows a confidence score. Bayut publishes usage figures for TruEstimate but no measure of accuracy.
Both now track value over time in their apps: Bayut through TruEstimate Portfolio, Property Finder for up to ten properties.
No bank lends against either. For a mortgage, a court or probate you need a formal valuation.
Mulki values from registered sales in your own building, lists them beside the figure, and says when there are too few.
Side by side
| Bayut TruEstimate | Property Finder valuation | Dubai REST | |
|---|---|---|---|
| Built from | Land Department transactions, plus Bayut's own model | Transactions, live listings, building-level signals, market sentiment | The Land Department's own record |
| What you get | Sale estimate, rent estimate, trends, yield, nearby comparables | Current value, six-month projection, rent estimate, yield against the Dubai average | Current value, rental yield and service fees for units in your name |
| Says how sure it is | No published measure | A confidence score on every result | No |
| Tracks over time | TruEstimate Portfolio, in the Bayut app, logged in | Up to ten properties, in the Property Finder app | Your registered units, automatically |
| Who it is for | Owners, buyers, investors and agents | Owners and renters | Registered owners |
Bayut's TruEstimate Portfolio page (updated 19 October 2026) and its launch coverage; Property Finder's description of its home valuation feature (13 January 2026); the Dubai REST listing on the App Store (version 7.3.0). Read 27 October 2026. Features change, so check the current app.
Where they differ
Listings in the mix.
Property Finder names live listings as an input. Asking prices sit above where deals close, so a model that reads them carries some of that optimism with it unless it corrects for it. Bayut describes TruEstimate in terms of Land Department data. Neither publishes enough of its method to say how much this moves the figure for any one flat.
Owning up to uncertainty.
Property Finder's confidence score is the more useful single feature on either tool, because it tells you when to stop trusting the number. A low score on your unit means the model had little to work with. TruEstimate shows comparables in its report, which lets you judge the evidence yourself if you take the time.
Looking forward.
Property Finder adds a six-month projection for sale values and says plainly that it does not forecast rents. A projection is a model's view of the trend in your area. Treat it as context for timing a sale, never as a price someone has agreed to pay.
Scale.
Bayut says TruEstimate passed 400,000 reports within fourteen months and that one in two UAE property transactions is now backed by one. Those are Bayut's own figures, published as sponsored content, and they measure how widely the tool is used. They say nothing about how close its figures come to sale prices.
The check that matters more
Every valuation of a Dubai flat rests on comparable sales, and plenty of buildings have very few. When we counted fifteen Marina towers we found 68 two-bedroom sales in a year across all of them, and five towers produced two or fewer. A model asked to value a unit in one of those five is borrowing evidence from somewhere else, whichever portal it belongs to.
So run your unit through both tools and note the gap. If the two land close together and Property Finder's confidence is high, you have a reasonable working figure. If they are far apart, or the confidence is low, go to the registered sales in your own building and do the arithmetic yourself. Our guide to valuing a Dubai property walks through it in five steps, and the piece on AI valuations covers the three places automated models most often go wrong.
Where Mulki is better
Mulki was built around the check described above, so the owner does not have to run it by hand. Two portals and a spreadsheet of registered sales become one figure with its evidence attached.
| TruEstimate | Property Finder | Mulki | |
|---|---|---|---|
| Valuation starts from | Land Department data and Bayut's model | Transactions mixed with live listings | Registered sales in your own building, weighted to units like yours |
| Evidence on the page | Nearby comparables in the report | A confidence score | The sales behind the figure, every time |
| When sales are too few | Not stated | A lower confidence score | Says so, and does not print a figure |
| How your units get in | Enter details, or save a report | You add them, up to ten | Read from your title deeds through UAE PASS |
| Beyond the value | Gain, yield, trends | Six-month projection, rent estimate | Net yield after service charges, renewals and the legal rent ceiling, year-end reports |
Bayut and Property Finder as described in their own published material, read 27 October 2026. Mulki as set out on our pricing and owner pages.
Your building comes first.
Mulki values a unit from the most recent Land Department transactions in its own building, weighted towards the units most like it, and updates as new sales register. Area averages and asking prices come nowhere near the figure.
You see why the number is what it is.
Every valuation lists the registered sales it rests on. In a tower with fourteen recent sales of your layout you see fourteen. In one with none, Mulki tells you there is not enough to value from rather than handing you a confident guess.
Nothing to type in.
Your title deeds, Oqood and Ejari contracts are shared from your UAE PASS vault with your consent, so every unit you own appears, including ones bought years ago, with the size and purchase price exactly as registered.
Value is one line of a bigger picture.
Next to the valuation sit the service charge from Mollak, a net yield after charges and void months, the renewal date with the rent ceiling for that contract, and a year-end summary an accountant can use. Mulki is free for owners.
Portal descriptions come from each company's own published material and the Dubai REST App Store listing, read 27 October 2026. Usage figures for TruEstimate are Bayut's own and have not been independently verified, and neither portal publishes accuracy figures. Mulki is our own product and opens to owners from the waiting list below. General information for property owners, not valuation advice.
Questions
Which is more accurate, TruEstimate or Property Finder's valuation?
What data does Bayut's TruEstimate use?
What data does Property Finder's home valuation use?
Can I track my property's value over time on either one?
Will a bank accept a TruEstimate or Property Finder valuation?
Why do the two tools give me different numbers for the same flat?
Is there a better option than TruEstimate or Property Finder?
Does Dubai REST give a valuation too?
Mulki shows the registered sales behind every valuation, and says when there are too few.
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