How a report looks
Sample reports
Three real report layouts — a price range issued, a case with too few registered sales, and a hotel unit with no comparable residential pool. Select a tab to switch.
Illustrative examples. Building names are real; prices and sale counts are sample figures, not DLD data.
Byside · Price Evidence Report
The property
BuildingPark Tower B
AreaDIFC
TypeReady · Residential
Bedrooms2
Size1,204 sqft
Asking priceAED 2,600,000 AED 2,159/sqft
Building match in DLD registerNot confirmed. Pricing below uses DIFC area sales, not this building.
Verdict
Upper end of the DIFC range
The asking price is inside the range supported by recent DIFC sales, but about 9% above the area median of AED 2,390,000. The comparison uses area-level sales because this building could not be matched in the DLD register. Area-level evidence Moderate confidence
In plain terms
The price is defensible for DIFC, but it is not a bargain. The gap to the area median is about AED 210,000. That gap is the reference point for any negotiation. Ask the seller for the service charge and confirm the building before relying on a tighter figure.
Evidence used
| Comparable sales used | 28 |
| Comparison basis | DIFC · 2-bed · ready |
| Sales in this building | 0 · building not matched |
| Sale dates | 22 Sep 2025 – 11 Sep 2026 |
| Excluded: off-plan sales | 4 |
| Excluded: hotel / serviced units | 0 |
| Excluded: extreme prices | 2 |
| Price per sqft, low / median / high | AED 1,783 / 1,986 / 2,274 |
| Confidence | Moderate · 60 / 100 |
What we don't know
- Price per sqft for this specific building, because it is not matched in the DLD register
- Developer delivery record and construction history
- Service charge, needed to calculate net yield
- Rental yield, because there is no confirmed rental comparable for this building
What would sharpen this report
- 1Confirming the building in the DLD register. This allows building-level pricing, service charges and yield.
- 2Confirming the building match in the DLD register. With 28 area sales the sample-count score is already at its ceiling (≥20 = +30 pts). What would raise confidence is switching from Level-2 area evidence to Level-0 or Level-1 building evidence, which adds a match-level bonus and a same-project ratio.
- 3The service charge for this unit, to compare net yield with alternatives.
Technical details
Method sales-dld-v1.0 · Schema 2.5.0 · Report ID a3f7c291e84d5b02 · Generated 2026-09-30 07:14:02 UTC · Comparison level 2 (area cohort) · Range = 25th to 75th percentile of price per sqft × unit size · Extreme prices removed with the interquartile-range rule.
Byside · Price Evidence Report
The property
BuildingBoulevard Central Tower 1
AreaDowntown Dubai
TypeReady · Residential
Bedrooms2
Size1,162 sqft
Asking priceAED 2,890,000 AED 2,487/sqft
Building match in DLD registerNot confirmed
Verdict
Not enough registered sales to issue a range
No comparison level reached its minimum sample. We found 2 ready sales in the DLD zone at any bedroom — the same 2 appear at every level of the ladder. The absolute minimum to build any range is 3. A range on 2 data points would be wider than the asking price itself. This says nothing about whether the price is high or low.
| L0 · same project, 2-bed, size ±30%, ready · needs 3 | 0 |
| L1 · same project, ready · needs 5 | 2 of 5 required |
| L2 · same zone, 2-bed, ready · needs 8 | 2 of 8 required |
| L3 · same zone, ready · needs 10 | 2 of 10 required |
| Level 5 fallback — best pool | 2 of 3 required (MIN) |
| Sales linked to this tower | 0 |
| Sale dates | 3 Nov 2025 – 14 Aug 2026 |
| Excluded: off-plan, hotel, extreme prices | 0 |
This report is free. Reports without enough evidence do not use a credit.
In plain terms
Byside cannot tell you if this price is fair yet. Treat any valuation figure you are given for this unit with caution, and ask the agent which specific sales it is based on.
What we don't know
- A price range, because there are too few comparable sales
- Price per sqft for this tower, because it is not matched in the DLD register
- Developer delivery record and construction history
- Rental yield and service charge
What would change this report
- 11 more registered ready sale in this DLD zone (any building, any bedroom) to cross the absolute minimum of 3 and allow a Level-5 result.
- 23 more project-level ready sales (total 5) for a Level-1 estimate — same project, any floor plan. You can run the report again once new sales are registered.
- 3Confirming the building in the DLD register, so future sales can be linked to this specific tower and used at Level 0.
Technical details
Method sales-dld-v1.0 · Schema 2.5.0 · Report ID d04e8a17bf2c930f · Generated 2026-09-30 07:14:09 UTC · Engine walked all 4 comparison levels: L0 (project + 2-bed + size ±30% + ready) = 0 < 3; L1 (project + ready) = 2 < 5; L2 (zone + 2-bed + ready) = 2 < 8; L3 (zone + ready) = 2 < 10. Fell to Level 5; best pool = 2 < MIN_ABSOLUTE (3) → Unavailable.
Byside · Price Evidence Report
The property
BuildingJW Marriott Hotel Marina
AreaDubai Marina
Type as listedReady · Residential
Bedrooms1
Size700 sqft
Asking priceAED 1,950,000 AED 2,786/sqft
Building type foundHotel / serviced apartment, not residential
Verdict
No comparable sales for this type of property
The listing says residential, but the building is a hotel / serviced apartment. These units sell on different terms: operator agreements, lease structure and hotel service charges. The DLD register does not separate them from ordinary apartments, so any residential comparison would be misleading. Byside issues no range for this unit.
| Comparable sales available | 0 |
| Hotel / serviced buildings excluded | 1 (this building) |
This report is free. Reports without enough evidence do not use a credit.
In plain terms
Before comparing this price with nearby apartments, ask for the hotel operator agreement, the service charge and any rental guarantee. Those documents drive the value of a hotel unit more than area prices do.
What we don't know
- Operator agreement terms, which affect value but are not in the DLD register
- Service charge under the hotel management contract
- Lease structure, short-term versus long-term, which affects yield
- Developer delivery record and snagging history
What would change this report
- 1DLD registering hotel units as their own property type, so they can be compared with each other.
- 2Evidence that the building operates as a residential condominium with hotel branding. In that case the report would be reassessed as residential.
Technical details
Method sales-dld-v1.0 · Schema 2.5.0 · Report ID e19b0c2d74a8f531 · Generated 2026-09-30 07:14:17 UTC · Building classified as hotel / serviced apartment; excluded from residential pools.