Methodology before opinion.
The public rules used to research Dubai developers, calculate returns and decide whether a claim is ready to publish.
Evidence hierarchy
ATZ prioritises Dubai Land Department registrations and government records, followed by audited or official company disclosures, established market-data providers, and then property portals. Broker marketing, social posts and anonymous claims are treated as leads—not proof.
Developer inclusion
The coverage universe considers registered market activity, completed portfolio, active launch pipeline, master-community relevance, luxury or design significance, resale depth and buyer search demand. Inclusion does not imply endorsement.
Four different return measures
Change in the property value divided by the original purchase price.
Property gain divided by cash paid to date. This can be amplified by an off-plan payment schedule.
A time-adjusted return, preferably calculated using dated cash flows and XIRR.
Annual rent divided by value. Net yield subtracts service charges, vacancy, management and operating costs.
Matched evidence
A valid project comparison should match bedroom count, internal and external area, layout, floor, view, plot position, transaction type and condition as closely as possible. Starting prices and later medians are not automatically comparable.
Editorial status
Full profile means the history, corporate structure, portfolio, transaction evidence, risk analysis and source ledger received a complete review. Foundation profile is publishable but awaits deeper project-by-project cohorts. Research queue appears only in the directory and receives no indexable profile until review.
Corrections and updates
Each profile carries a review date. When evidence changes, the analysis should state what changed rather than silently replacing a historical conclusion. Commercial relationships must never alter the evidence standard.
Evidence you can inspect.
Every material claim should resolve to a dated source, a calculation ledger or a clearly labelled ATZ interpretation.