Independent analysisTransaction-based due diligenceNo broker listingsReal DLD data

Dubai property due diligence - based on real DLD transactions, not broker listings

For foreign investors and portfolio buyers who need facts before wiring money. 700+ projects analyzed. Buy/Pass verdict in 30 seconds

If you're about to wire money into Dubai property, this tells you whether the project deserves it — from registered transactions, not brochures. Free is a fast first filter; Pro is full forensic due diligence and PDFs.

Start free in TelegramWhat's in Pro?
Apartment RankingsVilla RankingsAll blog

DLD-backed methodology guides

Dubai property due diligence from DLD transactions

Loading market pulse...

How it works

01

Open the Web App

In Telegram, use /project_search, /master_search, or /dev_search. You choose a registered project, community, or developer — we pull DLD-backed history, not portal inventory.

02

Analyze

AI synthesises registered transactions — prices, volume, yields where Ejari supports it, and delivery patterns. No broker asking prices, no brochures.

03

Decide

You get an independent verdict - with no broker involved in the analysis. Get a clear Buy/Pass verdict, red flags, alternatives, and a PDF report. Share with your lawyer or mortgage advisor.

Open Bot in Telegram

What you actually get

Free is a serious first pass (DLD + verdict outline). Pro is the full due-diligence layer — especially Red Flags and operational costs.

Free tier

📊

DLD metrics & rank

Price/m², yield, transactions, investment rank — from registered data, not ads.

🎯

Verdict outline

AI summary, key numbers, Buy/Conditional/Pass — what you need for a first filter.

Pro — full analysis

🚨

Red & Green Flags (full)

Risks a broker won't stress — supply, licence, anomalies, oversupply. The main reason to upgrade.

🔄

Alternatives

Similar projects with better yield, liquidity, or lower risk when this one doesn't stack up.

💰

Yields & real costs

Gross → service charges → DEWA → net. Pro enriches with web-sourced benchmarks where DLD is silent.

📄

PDF reports

Investor report + broker-facing PDF. Share with lawyer, bank, or client.

What is DLD data•Rental yields 2026•Service charges & net yield•Checklist

Why Pro exists

The risks are in the Red Flags — not the brochure

Free shows your verdict outline and key DLD numbers. Pro unlocks the full layer: what's wrong with supply, developer signals, service charge reality, and what agents often skip.

Preview

🚨 RED FLAGS (sample)

1️⃣ Oversupply risk when handover clusters with 4 similar towers…

2️⃣ 🔴 CRITICAL: License expiry window vs construction timeline…

3️⃣ Yield compression: gross 7.2% → net ~4.1% after SC + DEWA…

3 red flags hidden on Free

Unlock Pro to read the full section + operational costs & web checks

Unlock Pro — see every flag

Same structure as in Telegram — compare Free vs Pro

700+ Dubai projects indexed from DLD registrations — not listing screenshots.

What buyers say

“I stopped trusting portal yields. Ejari + DLD closing prices in one place finally matched what my accountant was asking for.”

Buyer, EU

“Red Flags section paid for itself — service charge spread between two Marina towers was almost 1% yield.”

Investor, CIS

Case snapshots from real investor workflows: identifying 15-20% asking-price premiums vs recent DLD closes, catching service-charge spreads before purchase, and avoiding yield model errors from listing-based assumptions.

One bad deal costs 200,000 AED. Pro costs 100 AED/month.

Pro is billed via Telegram Stars in the bot. No KYC, no crypto, no external wallets — buy Stars in Telegram with card, Apple Pay, or Google Pay.

Free

Fast first filter

DLD metrics and Buy/Pass-style verdict outline in seconds — enough to clear most bad projects before you spend time on a broker call. When something passes, upgrade for full forensic due diligence.

$0
Analyze Free
  • Top 10 Apartments & Villas (rankings + short AI summary)
  • 3 project / developer / community lookups per day (Web App → bot)
  • DLD metrics in the bot: price/m², yield, rank, transaction context
  • AI in Telegram: selling summary, key numbers & investment verdict (sections 1–3)
Most Popular

Pro

Full forensic due diligence

100AED/month
800AED/yearSave ~33% vs monthly

1,600 ⭐ Stars in Bot

Buy Telegram Stars inside Telegram with card, Apple Pay, or Google Pay.

Upgrade to Pro
  • Everything in Free, plus:
  • 🚨 Full Red Flags & Green Flags — the layer brokers rarely spell out
  • 💰 Operational costs — service charges & DEWA grounded with web sources
  • Unlimited searches
  • Full AI — all sections, including risks & alternatives
  • 🌐 Google Search enrichment — SC, DEWA, news, listing cross-checks
  • 📸 Project images & 🗺 map on web reports
  • 📋 Investor + Broker PDF
  • Comparable projects, developer & community analysis

Supporting proof — free DLD-backed guides

Brokers & Agencies

Partner Program — 20% Commission →

Explore research & rankings

Top 10 apartmentsTop 10 villasAll projects (DLD)Search in TelegramBlogPartners (brokers)

Latest from the Blog

الدليل الشامل للاستثمار العقاري في دبي 2026

Apr 2026→

Complete Guide to Dubai Property Investment 2026

Apr 2026→

迪拜房产投资完全指南 2026（中国投资者版）

Apr 2026→

Полный гид по инвестициям в недвижимость Дубая (2026) — на русском

Apr 2026→

The Dubai Property Bible: What Every Investor and Agent Must Know in 2026

Apr 2026→

Is the Asking Price Higher Than What DLD Shows for Similar Transactions?

Apr 2026→
View all articles

Registered DLD Data, Not Listings

All numbers come from Dubai Land Department (DLD) registered transactions — not Bayut, not Property Finder, not developer PDFs. We are not a listings site; we model what actually registered: sales, Oqood where visible, and rental evidence via Ejari where it ties to analysis.

  • In scope: registered deal prices, dates, areas, project/community linkage, mortgage vs cash signals, developer portfolio history, volume trends.
  • Out of scope: unregistered soft launches, private side letters, physical snagging — always verify with RERA, escrow, and your lawyer.
700+Projects
10,000+Transactions
LiveAI Analysis
Why listings lie →7 red flags →Yield checks →

DLD data is historical registered data. While accurate, it may contain reporting delays. Data does not include private secondary sales or unregistered "soft launch" transactions.

Registered DLD Data vs Broker Listings

Marketing listings show "asking" prices. Dubai Land Department records "actual" transactions. Here is why the difference matters.

ApproachData SourceBest For
UAE Property AI BotDubai Land Department (DLD) registered transactions — actual sale prices, rental contracts, volumeIndependent due diligence for investors - before you wire money.
Property PortalsBroker listings, asking prices, marketing dataBrowsing inventory. Prices are asking, not sold. No AI analysis.
Why DLD data beats listings for price checks

Frequently Asked Questions

Who is this for?
Foreign investors buying remotely, portfolio investors comparing yield and risk across projects, and brokers who need a data-backed PDF to support their client's decision. If you're browsing for a home to live in, Bayut is fine. If you're investing money, use DLD data.
Can I trust the data?
All analysis is based on DLD-registered transactions - the official government record of actual closed deals: real prices, real dates, real volumes. Unlike broker listings (which show asking prices), DLD data reflects what buyers actually paid. We cross-reference price/m², transaction volume, developer history, and Ejari rental contracts where available. DLD data may contain 1-2 day processing delays and does not include unregistered soft-launch transactions.
What is UAE Property AI Bot?
A Telegram bot that analyzes Dubai projects using DLD registered transaction data. You open the Web App and search by project, developer, or community. Free gives DLD-backed metrics plus an AI summary, key numbers, and a verdict outline; Pro unlocks the full Red/Green flags, operational costs with web enrichment, alternatives, and PDFs. DLD data may have errors and does not include unregistered sales.
How much does it cost?
Free: Top 10 rankings, 3 project searches per day, and in Telegram you get DLD-backed metrics plus AI summary, key numbers, and a Buy/Pass-style verdict — without the full Red Flags / operational cost sections (those are Pro). Pro: 1,600 Stars/month for unlimited searches, full analysis with Google Search, images, map, PDFs, and complete risk sections.
How do I pay?
Pay with Telegram Stars — buy them inside Telegram with a card, Apple Pay, or Google Pay. No KYC, no crypto, no external wallets. Pro is 1,600 ⭐ per month, paid in the bot.
Where does the data come from?
All data comes from Dubai Land Department (DLD) registered transactions. Not listings, not marketing. For how registered closes differ from portal asking prices, see the guide on DLD registered transaction data linked under this FAQ and in the footer. DLD data may contain errors or delays and does not include unregistered sales — always verify with developers or agents before you invest.
Where can I read methodology and due diligence guides?
We publish eight free, DLD-backed articles used as the public methodology layer for this product: how to check a developer, a 12-point off-plan checklist, service charges vs net yield, a comparison of analysis tools, red-flag patterns in DLD data, what registered transaction data is, 2026 rental yields, and how to measure liquidity from volume. You will find them linked from the home hero, Pricing, this FAQ section, and the site footer.
What's in a Pro analysis?
Full structured report: selling summary, key numbers, investment verdict, complete Red & Green Flags, alternatives, operational costs with web-sourced benchmarks (where available), verification checklist, plus web report with photos and map — and PDFs. Free shows the first part (summary + verdict + key numbers in Telegram); Pro unlocks the full risk and cost layers.
Can I get a refund?
Yes — contact /paysupport in the bot within 14 days for a full refund.
How is this different from Bayut or PropertyFinder?
They show listings and asking prices. We analyze DLD-registered transactions, real rental contracts, and developer track records to answer one question: is this project worth buying?
How do I know if a Dubai project is overpriced?
Compare the developer's asking price against DLD-registered transactions for similar projects in the same community. If the asking price/m² is 15-20% above recent DLD closes in that area, the project is likely overpriced relative to market reality. UAE Property AI Bot does this comparison automatically - you get a verdict based on what buyers actually paid, not what brokers are asking.

Same guides — quick links

Start your analysis now

Join investors who verify before they buy.

Open Bot in Telegram
●No Signup
●No Card
●700+ Projects
Agency Partner Program — 20% commission on every sale →