Brief Battle is free during the pilot: verified brokers who cover 800 Villas send their best units for 72 hours and we rank them against registered deals. Few brokers have joined so far, so offers may be few. Brokers never see your contact details unless you choose an offer.
Last 12 months. Typical = the middle half of registered deals. Outlook and comparables are under each home type.
By home type
2BR villa or townhouse · BUA ≈1,870 sqft
Typical price
AED 2.42M – 2.63M
Median
AED 2.5M
Ready sales, 12 months
17
Plot (median)
1,860 sq ft
Built-up (median)
1,869 sq ft
AED 2.42Mmedian AED 2.5MAED 2.63M
Why this range: the middle half (25th to 75th percentile) of 17 registered ready sales in the last 12 months.
Plot, built-up area and condition move villa prices more than size alone, so we show them instead of one price per square foot.
Rent: AED 130k – 140k a year, median AED 135k (88 new Ejari contracts started in the last 12 months)
12-month outlook
p10 AED 2Mp50 AED 2.49Mp90 AED 3.25M
Central case -0.4% on today's median.
Eight times out of ten we expect the outcome inside the band. Method: trend v0: segment level from a robust 12-month log-price regression with a community slope, projected with damping φ=0.5 (both chosen on 2011–2019 origins only); p10/p90 from realised backtest errors.
Recent registered sales (8)
Date
Plot, sq ft
Built-up, sq ft
Price, AED
7 Oct 2026 Ready
1,860
1,869
2,350,000
2 Oct 2026 Ready
1,894
1,483
2,350,000
23 Sep 2026 Ready
1,857
1,893
2,425,000
7 Sep 2026 Ready
1,897
1,893
2,580,000
3 Jul 2026 Ready
1,857
1,483
2,425,000
29 Jun 2026 Ready
1,857
1,869
2,425,000
4 May 2026 Ready
1,982
1,483
2,480,000
30 Apr 2026 Ready
2,080
1,893
3,075,000
From the DLD open data, without unit or plot numbers.
3BR villa or townhouse · BUA ≈2,150 sqft
Typical price
AED 2.95M – 3.54M
Median
AED 3.34M
Ready sales, 12 months
54
Plot (median)
2,797 sq ft
Built-up (median)
2,152 sq ft
AED 2.95Mmedian AED 3.34MAED 3.54M
Why this range: the middle half (25th to 75th percentile) of 54 registered ready sales in the last 12 months.
1 off-plan sale was counted but not priced. Plot, built-up area and condition move villa prices more than size alone, so we show them instead of one price per square foot.
Rent: AED 150k – 175k a year, median AED 160k (177 new Ejari contracts started in the last 12 months)
12-month outlook
p10 AED 2.57Mp50 AED 3.2Mp90 AED 4.18M
Central case -4.2% on today's median.
Eight times out of ten we expect the outcome inside the band. Method: trend v0: segment level from a robust 12-month log-price regression with a community slope, projected with damping φ=0.5 (both chosen on 2011–2019 origins only); p10/p90 from realised backtest errors.
Recent registered sales (8)
Date
Plot, sq ft
Built-up, sq ft
Price, AED
25 Sep 2026 Ready
2,663
2,295
3,450,000
25 Sep 2026 Ready
2,005
2,152
2,720,000
23 Sep 2026 Ready
3,028
2,267
3,300,000
22 Sep 2026 Ready
3,593
2,267
4,500,000
22 Sep 2026 Ready
1,857
1,671
2,900,000
15 Sep 2026 Ready
2,005
1,762
2,900,000
2 Sep 2026 Ready
3,054
2,584
3,900,000
30 Jul 2026 Ready
2,005
2,151
2,600,000
From the DLD open data, without unit or plot numbers.
4BR villa or townhouse
No price range. No registered ready sales in the last 12 months; we need at least 6.
Rent: Only 2 new Ejari contracts in the last 12 months; we need at least 6.
Recent registered sales (3: 2 ready, 1 off-plan)
Date
Plot, sq ft
Built-up, sq ft
Price, AED
20 Jun 2025 Off-plan
3,086
2,048
3,900,000
22 Jan 2025 Ready
3,453
1,822
3,500,000
23 Dec 2024 Ready
3,066
1,822
3,300,000
From the DLD open data, without unit or plot numbers.
Market trend
Quarterly index of ready-sale prices and new rents, adjusted for the mix of home types and sizes sold each quarter (2025Q1 = 100).
Ready-sale prices: 107.1 in 2026Q3New rents (Ejari): 99.5 in 2026Q3Index figures
Quarter
Sale index
Rent index
2026Q3
107.1(n 17)
99.5(n 86)
2026Q2
105.9(n 16)
99(n 73)
2026Q1
108.2(n 25)
102(n 58)
2025Q4
106.7(n 15)
104.8(n 54)
2025Q3
104.7(n 26)
105.7(n 86)
2025Q2
100.8(n 35)
103.4(n 74)
2025Q1
100(n 26)
100(n 66)
2024Q4
96.1(n 26)
104.7(n 51)
2024Q3
90.7(n 23)
99.2(n 84)
2024Q2
86.8(n 33)
95.7(n 89)
2024Q1
81(n 13)
91.9(n 99)
2023Q4
77.9(n 20)
92.6(n 58)
2023Q3
76.1(n 16)
93(n 84)
2023Q2
71.7(n 35)
88.7(n 73)
2023Q1
65.7(n 22)
81.9(n 111)
2022Q4
64.7(n 21)
78.8(n 71)
2022Q3
65.9(n 21)
72.1(n 91)
2022Q2
63.4(n 20)
66.3(n 111)
2022Q1
59.5(n 14)
65.1(n 188)
2021Q4
61.2(n 22)
60.5(n 78)
Mix-adjusted price change: -2.2% a year over the last 12 months, +6.7% a year over 24 months. Ready sales in the last 6 months: 33, against 38 in the 6 months before.
Track record
Track record
How well have our forecasts done?
Our model, average error
10.7%
Simple median, average error
27.6%
Past predictions checked
37
Outcomes inside the 80% band
97%
On 37 past 12-month predictions, made only with data available at the time, our model's average error was 61% lower than simply carrying forward the median price.
An honest 80% band should contain about 80% of outcomes; ours contained 97%.
No broker guides for 800 Villas yet. Guides are written with registered brokers, signed with their BRN, and published only after they approve the final text.
Coverage: segments with a price range cover ≥ 80% of the area's ready sales in 12 months, with rent, at least one forecast, and off-plan at most 50% of sales (off-plan is not priced).