How Mulki calculates its figures, and when it publishes none.
Every figure on this site is computed from registered Dubai records. Where the evidence is too thin to carry a number, we publish nothing.
Where every figure comes from.
The Land Department registers every property sale and Ejari every tenancy contract. Both record deals that completed, so a figure here starts from what a buyer paid.
| Record | Scale | Freshness |
|---|---|---|
| Registered sales (Land Department)Daily | 1.45 million | Daily |
| Ejari tenancy contractsDaily | 9.0 million | Daily |
| Buildings, curated registerDaily | 5,453 | Daily |
| Buildings, raw Land Department registerDaily | 256,535 | Daily |
| Owners-association service chargesUpstream stalled, Jan 2024 | 91,193 | Upstream stalled, Jan 2024 |
We counted these on 16 September 2026, once the cleaning described below was done. Sales and lease records sync daily, so the figures keep moving.
One tower, one entity.
We read both registers through the Land Department’s open data channels. Asking prices and listing sites play no part.
We check every file against a building register we maintain ourselves. That way a tower in the sales file, the same tower in the lease file and the one on this page are all one building.
What we remove first.
A raw transaction file holds more than sales. Left in, the extra rows drag averages around and make a quiet building look volatile.
Transactions that are not sales
Gifts between family members, bulk portfolio transfers and corrections come out before anything is calculated.
Anything under AED 50,000
Dropped, along with rows whose price and area cannot both be true.
A floor on price per square foot
Rows below a level that no arm's-length sale in Dubai reaches are removed.
One property type at a time
Land, villas, apartments and hotel units are separate markets. An average across them describes none of them.
Ready and off-plan apart
The two are kept separate for the same reason.
Medians report the figure
One penthouse moves a mean and tells you nothing about the two-bedroom you own.
When we publish nothing.
Four sales give a figure the same decimal places as four hundred, and far less meaning. Where the evidence is that thin, the page says so.
- Enough sales
- Registered sales in the recent window.
- Enough leases
- Tenancy contracts in the same window.
- A deep cohort
- At least one bedroom count that stands alone.
- A live market
- Recent trades, so the figure is not history.
Roughly a fifth
of the buildings we hold data for pass all four tests. The rest resolve to their community, where the sample is real.
A yield is matched.
Rent and price come from the same building, property type and bedroom count, over an equivalent period. Dividing one population's rent by another's price gives a ratio, and we do not call that a yield.
Where the models sit.
Four jobs, none of them on screen. A model decides which records belong together and how much each one counts; the arithmetic is the one set out above.
- Matching
- One tower can appear under half a dozen spellings across the sales, lease and owners-association files. A model reconciles them so your building is compared with itself.
- Cleaning
- Gifts, bulk transfers and related-party sales look ordinary until they sit beside the building around them. A learned filter catches what a price floor misses.
- Weighing
- Among the sales that survive, the ones that resemble your unit in size, floor, age and layout count for more.
- Reading
- Photograph a title deed, an Ejari certificate or a Mollak invoice and a model returns its fields. Where a figure is missing it returns nothing rather than infer one; the privacy policy covers the document afterwards.
Nothing here predicts a price, and nothing here recommends a sale.
You won't find a chat box in any of this. If we change a model, we will note it here with the date and what changed.
What we will not claim
That service charges are current.
The owners-association register available to us stopped being updated at source in January 2024. It cannot tell you what you pay today. Your own rate is in Mollak through the Dubai REST app, and our guide explains how it is set.
That an estimate is a formal valuation.
Ours are computed from comparable registered sales. When a bank, a court or a counterparty needs a number that carries weight, that is a RERA-registered valuer’s job, and the valuation guide covers what they do differently.
That anything here is legal or financial advice.
Where we describe a rule we name the instrument so you can check it: Decree 43 of 2013 for rent increases, Law 33 of 2008 for notice periods.
If a figure looks wrong for a property you own, tell us.
Records get amended, buildings renamed, and a commercial name does not always match its Land Department record. We publish only exact entity matches and drop a page where two buildings would share a name. Send the building and we will check and correct it.
Write to usQuestions
Where does Mulki's Dubai property data come from?
How current is the data?
Why does Mulki sometimes refuse to show a number?
Does Mulki use AI?
Is a Mulki valuation the same as a RERA valuation?
Dubai Land Department and Ejari data is published by the Government of Dubai. Mulki is not affiliated with, endorsed by, or acting on behalf of the Dubai Land Department. Figures are derived statistics computed from those records, not a reproduction of the records themselves.
The same record, for the units in your name.