Noriaxi Intelligence

Market readings for
private capital in the UAE.

Three blocks: the metrics with which we evaluate every project, the monthly market publication with zone ranking, and the month's highlighted news. No hype, no urgency.

Part 1 · How we evaluate

The metrics with which we evaluate every project.

Before offering you a unit, we apply a proprietary set of metrics. We publish the list here as evidence of methodological rigour; the detail of each metric is delivered with the specific investment proposal.

01Average PSF price by typology and zone
02PSF price evolution over the last 3 years
03Price benchmarking vs competing projects
04Average annual rent by typology and zone
05Rental price evolution over the last 3 years
06Gross and net yield by typology (long-term and tourist)
07Occupancy rate and rental demand
08Rent increase on renewal contracts
09Sale transaction volume
10Days on market
11PSF price evolution by developer vs competitors

Part 2 · Market

Market metrics, published every month.

Every month we publish the general evolution of the Dubai market. It's market tracking, not tied to any specific project.

Dubai global metrics

Average price per m² in Dubai and evolution vs previous month
Average rental price and evolution vs previous month
Number of sale transactions of the month and its variation
Total AED volume of monthly transactions and its variation
Number of rental contracts signed and its variation

Zone ranking of the month

For each metric, which Dubai zone recorded the best figure.

Zone with the highest PSF price rise
Zone with the most sale transactions
Zone with the highest rental price increase
Zone with the most rental contracts signed
Zone with the highest total transaction volume

Monthly snapshot · May 2026

The metrics with which we qualify each transaction.

€/m² · Dubai Marina

€5,245Feb 2026

Average transaction price in Dubai Marina: AED 2,061/sqft (Property Monitor, Feb 2026), converted to €/m².

Doesn't mean: Varies widely by tower and view: waterfront units run 15-25% above the average.

Source: Property Monitor

Gross yield · DAMAC Hills

7.0%gross

Gross annual rent over purchase price in DAMAC Hills (community average, portal data ~7%).

Doesn't mean: Excludes service charges, vacancy and management; the net figure is materially lower.

Source: Bayut / Property Finder

Residential transactions · Q1 2026

47,996+5.5%

Residential deals closed in Q1 2026, +5.5% year-on-year by volume (Dubai Land Department).

Doesn't mean: Doesn't split new from resale; 70% were off-plan.

Source: Dubai Land Department

Prime appreciation · 12m

+25.1%2025

Prime price growth in 2025 (Knight Frank, Prime International Residential Index).

Doesn't mean: This is the 2025 figure; Knight Frank forecasts ~+3% for 2026 — the cycle is moderating.

Source: Knight Frank

Off-plan share

70%Q1 2026

Share of residential transactions that were off-plan in Q1 2026 (70% of volume).

Doesn't mean: A high share concentrates future handovers; it isn't a sign of near-term liquidity.

Source: Dubai Land Department

Off-plan / ready price ratio

1.20+19.5% premium

Off-plan trades 19.5% above ready stock (AED 2,047 vs 1,713/sqft, Q1 2026).

Doesn't mean: The premium reflects handover expectations; it doesn't guarantee appreciation.

Source: Dubai Land Department / D&B

Part 3 · What's moving

Highlighted news and figures of the month.

One-off data points that don't fit periodic metrics but matter to the investor. It's the most editorial section: where we show market judgement, not just figures.

Developer that has sold the most units during the month
Off-plan project that has sold out the fastest
Zone with the highest one-off price increase
Relevant regulatory news (RERA, DLD, visas)
Launches of new projects by main developers
Macroeconomic or market data with impact on the investment

Public methodology

How we build every figure.

Primary sources

Dubai Land Department, RERA and DMT Abu Dhabi for aggregated transactional data. PropertyMonitor for yields and comparables, Knight Frank for prime zone appreciation, Henley & Partners for the residency component. When a metric crosses sources, we say so explicitly.

Periodicity

Monthly snapshot. Data closed on the last day of the previous month. The snapshot is published on the first working Monday of the following month.

Net vs gross yields

When we publish a gross yield we label it as such. For net we deduct service charges, estimated vacancy (8-12% depending on zone), management and recurring fees. The gross-net gap in the UAE is typically 1.5-2.5 percentage points.

Traceability

Every figure links to its public primary source. Derived calculations are documented in the full monthly report. If you want to replicate a series, write to intelligence@noriaxi.ae.