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19 cohorts
Active
Property type
Bedrooms
Counted over ordinary market sales · 1 changedChange
No live listings back these cohorts yet, so supply tightness could not be measured and is scored as unknown rather than estimated. Listings arrive with a licensed feed.
How this is scored
Each cohort — one project and one bedroom count — gets a transparent weighted score out of 100. Nothing here is a forecast: every input is a measured figure from the last 12 months of closed sales, plus live listings where a feed covers the cohort.
30%How far the cohort closes below its own area and bedroom median.
25%Recent sales pace, blending the 3-month ratio with absolute 90-day volume.
20%Months of inventory: active listings against the current sales pace.
15%The 3-month pace against the cohort's own 12-month baseline.
10%Whether this bedroom count commands a rate premium in its district.
Buy, watch, pass
Thresholds, not opinions: 68 and above is buy, 50 and above is watch. A cohort with fewer than 8 sales in 12 months cannot be a buy unless it scores 65, and an oversupplied cohort is capped at watch unless it is also at a discount to its cohort median.
Score bands
70 and above reads as strong, 50 to 69 as moderate, below 50 as limited. The bands describe the score, not the property: a limited score in a district you know well may still be the right purchase.
Missing supply data
Where no live listing covers a cohort, supply scores as unknown at the neutral midpoint and the supply tags do not fire. Nothing is modelled in place of a real listing.
Your feedback
Useful and not-useful votes are stored with the verdict and score they were cast against, so the weights can be tuned against real disagreement rather than guesswork.
Showing 4 cohorts
Analysis computed 04/11/2026 17:51 GST
Verdict: Watch
Bal Ghaiylam
Al Bahyah·Villa·5 BR
Opportunity
65Moderate
High demand
Recent closed sales: AED 2,367,200, in line with the Al Bahyah area median.
No live listings for this cohort, so no asking price is quoted. Units closed at a median of AED 2,367,200.
Demand is accelerating: 57 transactions in the last 90 days, 154% above the 12-month baseline.
No listing data available for this cohort, so supply pressure could not be measured.
5 BR trades at a 54.1% AED/sqft discount to other bedroom types in Al Bahyah.
Verdict: Watch
Private
Al Bahyah·Villa·3 BR
Opportunity
65Moderate
Discount to cohort
Premium unit type
Thin liquidity
Recent closed sales for 3 BR in Private: AED 2,200,000 (median), 42.8% below the Al Bahyah area median of AED 3,848,862.
No live listings for this cohort, so no asking price is quoted. Units closed at a median of AED 2,200,000.
Verdict: Watch
The Orchard at Sobha City
Al Bahyah·Villa·4 BR
Opportunity
57Moderate
High demand
Premium unit type
4 BR here closes at AED 9,265,294, 108.6% above the Al Bahyah area median — scarcity or prestige premium.
No live listings for this cohort, so no asking price is quoted. Units closed at a median of AED 9,265,294.
Demand is accelerating: 14 transactions in the last 90 days, 306% above the 12-month baseline.
Verdict: Watch
The Orchard at Sobha City
Al Bahyah·Residential Complex·Unclassified
Opportunity
52Moderate
High demand
Unclassified here closes at AED 9,464,609, 144.7% above the Al Bahyah area median — scarcity or prestige premium.
No live listings for this cohort, so no asking price is quoted. Units closed at a median of AED 9,464,609.
Demand is accelerating: 21 transactions in the last 90 days, 306% above the 12-month baseline.
Steady demand: 0 transactions in the last 90 days (about 0 per month).
No listing data available for this cohort, so supply pressure could not be measured.
3 BR commands 20.8% more AED/sqft than the all-bedroom average in Al Bahyah.
Thin liquidity: only 1 transactions in the last 12 months — exit may be slow if the market turns.