Brief Battle is free during the pilot: verified brokers who cover Festival City 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
Studio apartment
No price range. Only 3 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 (6)
Date
Building
Sq ft
Price, AED
6 Oct 2026 Ready
Al Badia Hillside 7
695
780,000
24 Apr 2026 Ready
Al Badia Hillside 1
860
675,000
14 Jan 2026 Ready
Al Badia Hillside 1
879
1,180,000
12 Jun 2025 Ready
Al Badia Hillside 6
798
1,050,000
4 Apr 2025 Ready
Al Badia Hillside 6
727
890,000
10 Jan 2025 Ready
Al Badia Hillside 5
844
950,000
From the DLD open data, without unit or plot numbers.
1BR apartment
No price range. Only 2 registered ready sales in the last 12 months; we need at least 6. 1 off-plan sale in 12 months, which we count but do not price.
Rent: AED 96k – 106k a year, median AED 100k (43 new Ejari contracts started in the last 12 months)
Recent registered sales (8: 5 ready, 3 off-plan)
Date
Building
Sq ft
Price, AED
23 Jul 2026 Ready
Al Badia Hillside 1
1,547
1,450,000
18 Jun 2026 Ready
Al Badia Hillside 4
1,136
1,250,000
23 Feb 2026 Off-plan
Marsa Plaza - Core 2
1,115
2,169,000
26 Sep 2025 Ready
AL BADIA RESIDENCES BUILDINGS 8
1,564
1,600,000
24 Jul 2025 Ready
Al Badia Hillside 5
859
1,100,000
10 Jul 2025 Off-plan
Marsa Plaza - Core 2
1,115
2,000,000
25 Jun 2025 Off-plan
Marsa Plaza - Core 2
1,115
2,025,000
28 May 2025 Ready
Al Badia Hillside 6
865
1,025,000
From the DLD open data, without unit or plot numbers.
2BR apartment · ≈1,980 sqft
Typical price
AED 2.38M – 2.55M
Median
AED 2.45M
Ready sales, 12 months
7
Size (median)
1,979 sq ft
Per sq ft (median)
AED 1,274
AED 2.38Mmedian AED 2.45MAED 2.55M
Why this range: the middle half (25th to 75th percentile) of 7 registered ready sales in the last 12 months.
10 off-plan sales were counted but not priced.
Rent: AED 150k – 171k a year, median AED 160k (124 new Ejari contracts started in the last 12 months)
12-month outlook
p10 AED 2Mp50 AED 2.45Mp90 AED 3.4M
Central case 0.0% on today's median.
Eight times out of ten we expect the outcome inside the band. Method: simple median of the last 12 months (the trend model did not beat it in the backtest); p10/p90 from backtest errors.
Recent registered sales (8: 6 ready, 2 off-plan)
Date
Building
Sq ft
Price, AED
12 Oct 2026 Ready
Al Badia Hillside 7
2,079
2,700,000
16 Sep 2026 Ready
AL BADIA RESIDENCES BUILDINGS 8
2,264
2,550,000
7 Sep 2026 Ready
AL BADIA RESIDENCES BUILDINGS 11
1,923
2,450,000
31 Jul 2026 Ready
Al Badia Hillside 6
1,979
2,550,000
11 Jun 2026 Off-plan
Marsa Plaza - Core 1
1,662
3,100,000
22 May 2026 Ready
AL BADIA RESIDENCES BUILDINGS 11
1,837
2,350,000
25 Mar 2026 Ready
AL BADIA RESIDENCES BUILDINGS 11
3,064
2,401,317
18 Mar 2026 Off-plan
Marsa Plaza - Core 1
1,992
3,130,000
From the DLD open data, without unit or plot numbers.
3BR apartment · ≈2,480 sqft
Typical price
AED 3.5M – 3.65M
Median
AED 3.5M
Ready sales, 12 months
9
Size (median)
2,484 sq ft
Per sq ft (median)
AED 1,391
AED 3.5Mmedian AED 3.5MAED 3.65M
Why this range: the middle half (25th to 75th percentile) of 9 registered ready sales in the last 12 months.
Rent: AED 195k – 241k a year, median AED 214k (45 new Ejari contracts started in the last 12 months)
12-month outlook
p10 AED 2.86Mp50 AED 3.5Mp90 AED 4.87M
Central case 0.0% on today's median.
Eight times out of ten we expect the outcome inside the band. Method: simple median of the last 12 months (the trend model did not beat it in the backtest); p10/p90 from backtest errors.
Recent registered sales (8)
Date
Building
Sq ft
Price, AED
22 Sep 2026 Ready
Al Badia Hillside 7
2,516
3,500,000
22 Sep 2026 Ready
Al Badia Hillside 1
2,337
3,650,000
20 Jul 2026 Ready
Marsa Plaza - Core 1
2,286
4,000,000
8 Jul 2026 Ready
AL BADIA RESIDENCES BUILDINGS 8
2,258
2,700,000
20 May 2026 Ready
AL BADIA RESIDENCES BUILDINGS 11
2,606
3,500,000
19 May 2026 Ready
Al Badia Hillside 4
2,484
3,160,000
24 Mar 2026 Ready
AL BADIA RESIDENCES BUILDINGS 11
2,527
3,500,000
23 Mar 2026 Ready
Marsa Plaza - Core 1
4,104
7,608,000
From the DLD open data, without unit or plot numbers.
4BR apartment
No price range. No registered ready sales in the last 12 months; we need at least 6.
Rent: Only 1 new Ejari contract in the last 12 months; we need at least 6.
Recent registered sales (2: 0 ready, 2 off-plan)
Date
Building
Sq ft
Price, AED
28 Nov 2024 Off-plan
Marsa Plaza - Core 1
5,109
9,574,000
19 Nov 2024 Off-plan
Marsa Plaza - Core 2
4,135
7,411,000
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: AED 301k – 341k a year, median AED 312k (6 new Ejari contracts started in the last 12 months)
No registered sales or enough new rents in 12 months for: 3BR villa or townhouse, 5BR villa or townhouse.
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).
Sale index: Only 7 quarters with at least 10 records.
New rents (Ejari): 96.7 in 2026Q3Index figures
Quarter
Rent index
2026Q3
96.7(n 54)
2026Q2
93.8(n 37)
2026Q1
104.5(n 51)
2025Q4
101.6(n 78)
2025Q3
100.6(n 111)
2025Q2
101.2(n 81)
2025Q1
100(n 125)
2024Q4
98.3(n 80)
2024Q3
92.2(n 25)
2024Q2
92.3(n 18)
2024Q1
88.2(n 22)
2023Q4
85.6(n 27)
2023Q3
87.7(n 29)
2023Q2
81.4(n 19)
2023Q1
80.4(n 21)
2022Q4
73.8(n 27)
2022Q3
72.1(n 41)
2022Q2
69.1(n 20)
2022Q1
62.3(n 18)
2021Q4
67.5(n 34)
Mix-adjusted price change: +9.2% a year over the last 12 months, +1.5% a year over 24 months. Ready sales in the last 6 months: 15, against 6 in the 6 months before.
Track record
Track record
How well have our forecasts done?
Our model, average error
19.0%
Simple median, average error
13.6%
Past predictions checked
35
Outcomes inside the 80% band
94%
On 35 past 12-month predictions, our model did not beat simply carrying forward the median price (its error was 40% higher). So the outlook on this page uses the simple median instead.
An honest 80% band should contain about 80% of outcomes; ours contained 94%.
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