An asking price is high when it is above what buyers paid for the same kind of home in the same place. The Dubai Land Department registers every sale with its price and size, so that comparison can be made with the record rather than with other listings. Six checks, in order.
1. Get the size from the contract
Price per square foot is the price divided by the size. Take the size from the sale contract or the title deed. A listing can round it, or count space the contract does not.
2. Set it against the same size in the same project
Compare a one-bedroom flat with one-bedroom sales in the same project, over the last twelve months. A median of five or more sales is a fair benchmark; with fewer, use the area.
Take Azizi Venice 14. Its 509 one-bedroom home sales over Oct 2025–Sep 2026 registered at a median AED 1,501 per square foot.
3. See where it sits in the middle half
Drop the cheapest quarter and the dearest quarter of those sales. A price inside what remains is in line with most buyers. A price above it is dearer than three in four of them, and the seller should be able to say why.
In Azizi Venice 14, half of the one-bedroom sales went for between AED 999,000 and AED 1,190,820.
4. Check which way the project’s prices are moving
A median from a year ago can be out of date. Each project page shows the median home price per square foot by calendar year.
In Azizi Venice 14, homes registered at a median AED 1,640 per square foot in 2025 and AED 1,652 in 2026 to 5 Oct, +1%. There, a price set from the earlier figure is low for today.
5. Compare the project with its area
If the whole project sells above its area, part of any price there is the building itself: its developer, its views, its amenities. That premium is a fair question to ask about.
One-bedroom homes across Madinat Al Mataar registered at a median AED 1,585 per square foot over Oct 2025–Sep 2026, against AED 1,501 in Azizi Venice 14.
6. Check the advert itself
Every property ad a broker or developer publishes in Dubai needs a Trakheesi permit from the Land Department, and its number should be on the ad (DLD, Real Estate Advertisement Permit; DLD, 20 Oct 2020). Ask for the size in square feet from the contract, not a rounded listing figure, before you compare.
What the record can’t tell you
Floor, view, condition, the service charge and, off-plan, the payment plan all move the price of one flat. Registered prices set the range; those details place a flat within it. For a valuation, ask a valuer registered with RERA (Executive Council Resolution No. 37 of 2015).
