Question: Every property website seems to give me a different estimate of what my apartment is worth. One portal values it at almost Dh300,000 ($8,169) more than another, and I've spoken to three brokers who have each suggested a completely different asking price. It's left me wondering whether anyone really knows what a property is worth any more. How should owners approach valuations without either overpricing their home or selling themselves short? NT, Al Reem Island, Abu Dhabi
Answer: I completely understand why you're confused because these types of valuations have become much more visible than they were a few years ago.
Online valuation tools are useful because they give owners a general idea of where their property might sit within the market, but they're still working from data and algorithms. They can't walk into your apartment and appreciate the view, the amount of natural light, the quality of the upgrades or the condition you've maintained it in. Those details often make a meaningful difference.
As for brokers, it's perfectly normal to receive different opinions. Some naturally take a more optimistic view, while others prefer to price a property more conservatively in the hope of generating interest quickly.
Whenever I'm asked to value a home, I spend far more time looking at what buyers have actually paid than what sellers are currently asking. Completed transactions tell us where the market has been willing to commit real money, and that's usually the strongest starting point for any conversation. Brokers have access to a B2B portal that gives us this information.
I'd also encourage owners not to become too attached to one particular figure. The market has a way of finding the right value when a property is exposed to genuine buyers, and this is where property portals come into play. If you attract plenty of viewings but no offers, that tells you the price may be too high. On the other hand, if several buyers compete almost immediately, the market may be suggesting the property was priced too conservatively.
Pricing a home isn't about choosing the highest number. It's about finding the point where confident buyers recognise genuine value. That's where successful sales usually happen.
Q: I've finally reached the point where I'm ready to invest in Dubai, but I'm finding the whole process surprisingly confusing. Every developer tells me their latest off-plan launch is the best opportunity, while friends who already own property say it'd be wise to buy something completed that starts earning rent immediately. I don't mind waiting a few years if it's genuinely the better investment, but I also don't want my first purchase to be based on clever marketing. What would be your advice? AG, Birmingham, UK
A: I think I'd probably start by asking you a lot more questions than giving you answers.
One of the biggest mistakes people make is assuming there's a right answer for everyone. There isn't. The best investment is the one that suits most of your objectives.
Some people are looking for an income from day one because they want the property to help cover their mortgage or generate cash flow. In that situation, a completed property often makes perfect sense because you know exactly what you're buying. You can walk around the property, understand the building, look at comparable rentals and make your decision based on facts rather than illustrations or hearsay.
Other investors are in a completely different position. They're not relying on immediate income and are happy to wait if they believe the location has strong long-term potential. Off-plan can work extremely well in those circumstances, particularly when you're buying from a developer with a proven delivery record and into a community that is genuinely evolving rather than simply expanding. Look especially at projects with infrastructure expenditure nearby.
What I've learnt over the years is that good investments nearly always have one thing in common. They're still attractive even after you strip away the sales presentation.
If someone took away the showroom, the scale model, the coffee and the glossy brochure, would you still want to own that property because of where it is, who built it and what the surrounding area will look like in 10 years?
The opinions expressed do not constitute legal advice and are provided for information only. Please send any questions to mario@evadxb.com
