WHAT WE CAN AND CANNOT ANSWER
Twelve tools, six markets, and the reason on every gap.
No other company in this market publishes what it cannot answer. We do, because a figure you cannot check is worth nothing, and a refusal with its reason attached tells you more about us than any number would.
Read from the registers on 2026-09-16. Four tools answer in one market only, and one of those four is not Dubai.
answersanswers in part, with the reasonnot published, with the reason
| Tool | Dubai | Abu Dhabi | Ajman | Sharjah | Ras Al Khaimah | Qatar |
|---|---|---|---|---|---|---|
| Comparable salesWhat the last comparable sales went for, at that size, in that area.Answers in Dubai, Abu Dhabi, Ajman | Answers | Answers | Answers | |||
| Developer riskWhether a developer finishes what they start, from the cancelled and on-hold register.Answers in Dubai | Answers | |||||
| Full dossierEverything that can be answered about one subject, and what it could not fill.Answers in Dubai, Abu Dhabi, Ajman, Sharjah, Ras Al Khaimah, Qatar | Answers | Answers | Answers | |||
| Hotel apartment priceA hotel apartment's price at the grain price actually has, which is the building.Answers in Dubai | Answers | |||||
| Market snapshotWhat a market traded in a period, from the published totals.Answers in Dubai, Abu Dhabi, Ajman, Sharjah, Ras Al Khaimah, Qatar | Answers | Answers | Answers | Answers | ||
| Off-plan shareHow much of a market is selling before its deeds exist, by count and by value.Answers in Dubai, Abu Dhabi, Ajman | Answers | Answers | Answers | |||
| True net yieldWhat a home returns after service charge, vacancy, management, letting and maintenance.Answers in Dubai, Abu Dhabi | Answers | |||||
| Price movementWhether prices there are moving, and in which direction.Answers in Dubai, Abu Dhabi, Ajman | Answers | Answers | Answers | |||
| Tenant renewal strengthHow often tenants there actually renew, and what a renewal costs against a new letting.Answers in Abu Dhabi | Answers | |||||
| Rent levelsWhat a home rents for, on its own rather than as the numerator of a yield.Answers in Sharjah | Answers | |||||
| Service chargeWhat the service charge really is, building by building, from the owners association filings.Answers in Dubai | Answers | |||||
| Supply outlookWhat is coming out of the ground nearby, when, and how much of it.Answers in Dubai, Abu Dhabi | Answers | Answers |
True net yield, Sharjah, does not answer
A yield is a rent over a price, and in Sharjah we hold one of the two. The rent side is there: 102,971 lease records with an annual rent on every one of them, spanning 191 area codes of which 155 carry a name. The sale side is a headline total for the whole emirate, so there is no price to put underneath a rent at any grain a yield would mean. Dividing an area rent by an emirate-wide average price would be arithmetic rather than a measurement.
Every cell that is not a plain yes carries a written reason, in the words the product itself uses when it refuses. Choose one to read it, or read all of them below.
Generated by web/tools/export_coverage.py from ingest/publish/fixtures_publisher.py. The tool list, the market list and every written refusal come from that module unchanged. The status of each answering cell comes from CLAUDE.md section 8 and design/FULL-DESIGN.md view B5b, and the unit counts a live export carries are absent here rather than estimated. Replace this file with the export from serving.capability before the coverage page is published.
EVERY REASON, IN FULL
Absence is stated, not hidden.
These are the product's own words. Nothing below is written for this page and nothing is paraphrased.
What the last comparable sales went for, at that size, in that area.
- SharjahDoes not answer
- Sharjah's department publishes emirate totals and no record of individual SALES, so there is nothing to compare a sale price against. This is the shape of the publication rather than the size of the market: 16,426 sales in the first half of 2026, within a few hundred of Abu Dhabi, across 202 districts. What is missing is the file, not the activity. The rent side is different and it is published: 160,567 lease records from the emirate's rental map give a median rent for 71 area and layout combinations across 36 areas, each with an interval clustered on the building. Ask for rent.
- Ras Al KhaimahDoes not answer
- Ras Al Khaimah's Lands and Properties Sector publishes a real estate transaction report, and we publish its emirate totals: 2,964 sales worth AED 3.19 billion in 2025 against 2,985 worth AED 6.44 billion in 2024, alongside mortgages and waivers. What it does not publish is a record of an individual sale. The report names its three most traded regions with a value and a count each - Jazeerat Al Marjan, Al Riffa and Al Jazeera Al Hamra - and stops there, so there is no price per property to compare one against another. Ask for the market totals, which are published.
- QatarDoes not answer
- Qatar geography is loaded, 8 municipalities and 91 zones and 781 areas, and the published national figures sit beside it. What this tool needs and Qatar does not publish is the layer underneath those totals: one row per sale, carrying a price, a date and a place. We can tell you where an area is, which zone it files under, and what the country traded in a month. We cannot tell you what an individual property or an individual area sells for.
Whether a developer finishes what they start, from the cancelled and on-hold register.
- Abu DhabiDoes not answer
- We hold one vintage of the Abu Dhabi project register and a developer profile needs two: the movement between snapshots is the measurement. Ask for Dubai, where both survived.
- AjmanDoes not answer
- Ajman's project register names the developer of 3,457 projects across 41 developers, and it will not support a developer profile. Every project in it is marked either completed or under construction: there is no cancelled or on-hold status, which is the half of the Dubai profile that publishes. And there is no promised completion date anywhere in the file, so the slippage half has nothing to measure against. Ask for Dubai, where the cancelled and on-hold register answers.
- SharjahDoes not answer
- Sharjah publishes no project register, so there is no developer to profile: no project list, no status, no cancellations. Ask for Dubai, where the cancelled and on-hold register answers.
- Ras Al KhaimahDoes not answer
- Ras Al Khaimah's regulator publishes a register of developers with a name, a status and a location, and nothing that would let one be profiled against another: no delivery record, no unit counts, no dates. The register is a scanned image with no text layer. RAK Properties, the emirate's listed developer, does publish audited project figures for its own schemes, and that is one developer rather than a market.
- QatarDoes not answer
- Qatar geography is loaded, 8 municipalities and 91 zones and 781 areas, and the published national figures sit beside it. What this tool needs and Qatar does not publish is the layer underneath those totals: one row per sale, carrying a price, a date and a place. We can tell you where an area is, which zone it files under, and what the country traded in a month. We cannot tell you what an individual property or an individual area sells for.
Everything that can be answered about one subject, and what it could not fill.
- SharjahAnswers in part
- A Sharjah dossier answers on the rent side and states that the sale side is a headline total rather than a register.
- Ras Al KhaimahAnswers in part
- A Ras Al Khaimah dossier carries the published headline totals and states that everything below them is unpublished rather than unmeasured.
- QatarAnswers in part
- A Qatar dossier assembles the geography and the published national totals, and states every tool it could not fill and why.
A hotel apartment's price at the grain price actually has, which is the building.
- Abu DhabiDoes not answer
- Abu Dhabi's sale register carries no hospitality classification to select on. The 100,754 unit-level sales we hold file two asset classes, residential and commercial, and six property types: apartment, villa, townhouse, duplex, office and retail. None of them is a hotel apartment. Three project names carry a hotel word across 243 sales and the register files every one of those sales as a residential apartment, so picking them out by name would be us deciding what counts as a hotel rather than the register saying so. Ask for Dubai, where usage is filed as Hospitality on the transaction itself.
- AjmanDoes not answer
- This figure is a price per square metre for one building, and Ajman publishes neither half of it. No published Ajman file carries a floor area at all, which is why the comparables tool answers here with a median and no rate. And the only exact prices recoverable from the emirate's aggregate cells are the cells in which exactly one thing sold, a knowingly biased sample of the quiet corners of the market that carries that caveat on every row and could not describe a building's price distribution. Ask for Dubai, or ask Ajman for sale prices, lease volume, the off-plan split or mortgage activity, all of which publish.
- SharjahDoes not answer
- Sharjah publishes no transaction-level sale data, so there is no sale to take a median of at any grain, building included. What the emirate does publish is headline totals and a rental map, and the rental map is why rent levels answer here and prices do not.
- Ras Al KhaimahDoes not answer
- Ras Al Khaimah does not publish a transaction register, so there is no sale record at any grain. Fifteen published headline figures are held and repeated as published, and not one of them is a price.
- QatarDoes not answer
- Qatar geography is loaded, 8 municipalities and 91 zones and 781 areas, and the published national figures sit beside it. What this tool needs and Qatar does not publish is the layer underneath those totals: one row per sale, carrying a price, a date and a place. We can tell you where an area is, which zone it files under, and what the country traded in a month. We cannot tell you what an individual property or an individual area sells for.
What a market traded in a period, from the published totals.
- SharjahAnswers in part
- Sharjah's department publishes headline totals and no transaction-level sale data, so nothing below the market level is published for the sale side today. It is the third largest emirate by sale count and it is sized, not yet published. The RENT side is released: 160,567 lease records read from the emirate's own rental map put a median rent on 35 areas by layout, and they are the answer to ask for here. That figure is a standing level read off one sweep rather than a series, because the register carries no date on a contract.
- QatarAnswers in part
- Qatar answers what the country traded in a month, from the Ministry of Justice's published national totals. It does not answer below the national level, because a total is one number about a period.
How much of a market is selling before its deeds exist, by count and by value.
- SharjahDoes not answer
- Sharjah publishes no transaction-level sale data, so there is no registration instrument to split. What the emirate does publish is headline totals and a rental map, and rent levels are built from the second. An off-plan share needs the register itself.
- Ras Al KhaimahDoes not answer
- Ras Al Khaimah does not publish a transaction register, so nothing in what it releases carries the instrument type an off-plan share is a split on. Fifteen published headline figures are held and repeated as published, and not one of them is a registration.
- QatarDoes not answer
- Qatar geography is loaded, 8 municipalities and 91 zones and 781 areas, and the published national figures sit beside it. What this tool needs and Qatar does not publish is the layer underneath those totals: one row per sale, carrying a price, a date and a place. We can tell you where an area is, which zone it files under, and what the country traded in a month. We cannot tell you what an individual property or an individual area sells for.
What a home returns after service charge, vacancy, management, letting and maintenance.
- Abu DhabiAnswers in part
- Abu Dhabi answers a gross yield rather than a net one. The rent band is the registry's own published figure and travels with its name on it, and there is no area-level service charge to deduct, so the figure is rent over price before costs.
- AjmanDoes not answer
- A yield is a rent over a price and in Ajman we hold the price side only. The rent side was looked for exhaustively rather than assumed absent. All 211 datasets on the emirate's open data portal were read at FIELD level, 1,438 fields behind 744,332 records: four fields carry a rent word and every one of them is a count of attested contracts. The emirate's statistics centre rejects every non-browser request at a firewall and the Internet Archive holds 5,782 captures of it and not one document to read. The federal statistics hub carries no reference area on any of its three consumer price index dataflows, so there is not even an emirate rent INDEX there. The Municipality does compute an average rental value per unit type per building, because its attestation fee is 2 percent of it, and inverting fee revenue would recover total contract value, but Ajman publishes its budget as eight rows, one per year, with no revenue by service line to invert. So the numerator does not exist publicly and neither does a net figure. That sweep is re-run on every build, and the day a rent amount appears this refusal fails its own test. Ask for Dubai or Abu Dhabi for a yield, or ask Ajman for lease volume, sale prices, the off-plan split or mortgage activity, all of which publish.
- SharjahDoes not answer
- A yield is a rent over a price, and in Sharjah we hold one of the two. The rent side is there: 102,971 lease records with an annual rent on every one of them, spanning 191 area codes of which 155 carry a name. The sale side is a headline total for the whole emirate, so there is no price to put underneath a rent at any grain a yield would mean. Dividing an area rent by an emirate-wide average price would be arithmetic rather than a measurement.
- Ras Al KhaimahDoes not answer
- Ras Al Khaimah publishes neither sale prices nor rents, so neither half of a yield exists. What circulates for this emirate is secondary reporting of headline totals.
- QatarDoes not answer
- Qatar geography is loaded, 8 municipalities and 91 zones and 781 areas, and the published national figures sit beside it. What this tool needs and Qatar does not publish is the layer underneath those totals: one row per sale, carrying a price, a date and a place. We can tell you where an area is, which zone it files under, and what the country traded in a month. We cannot tell you what an individual property or an individual area sells for. A net yield needs an owners association budget, and Qatar's owners associations register exists in law with no rows in it: the regulator's own page said "Registration is underway" when we read it on 15 September 2026. The input does not exist yet, which is a different answer from not having looked.
Whether prices there are moving, and in which direction.
- SharjahDoes not answer
- A price index needs a price per transaction and a date on it, and Sharjah publishes neither. Its department reports the emirate total, AED 29.5bn over 59,460 transactions in the first half of 2026, and nothing beneath it. The lease records we hold carry a rent but no date either, so they cannot be made into a series. A trend built from six month totals would be four points on a line and we do not publish that as an index.
- Ras Al KhaimahDoes not answer
- A price index needs a price per transaction and a date on it. Ras Al Khaimah publishes transaction VALUES and COUNTS, which give an average deal size but not a price for a comparable property, so any index built from them would move with the mix of what sold rather than with prices. The annual figures we publish are the honest form of that data. The monthly series would at least give a shape, and it is not recoverable: the municipality's reports from 2022 onward draw their numbers as outlines rather than text, and optical recognition returned a usable table on 2 of 30 of them, with digits that failed the reports' own stated percentage changes. A misread digit published as a registry figure is worse than no figure.
- QatarDoes not answer
- Qatar geography is loaded, 8 municipalities and 91 zones and 781 areas, and the published national figures sit beside it. What this tool needs and Qatar does not publish is the layer underneath those totals: one row per sale, carrying a price, a date and a place. We can tell you where an area is, which zone it files under, and what the country traded in a month. We cannot tell you what an individual property or an individual area sells for. On a price TREND specifically we are not empty and the refusal is narrower than it looks: we hold 60 monthly levels of the Qatar Central Bank Real Estate Price Index, 2021-07 to 2026-06, which is the rolling window the bank publishes. It is national, it is the bank's own figure rather than our estimator, and it carries no confidence interval and no sample size because the bank publishes neither. A national monthly index cannot say what is happening in West Bay, which is the question this tool answers, so we hold the series and do not yet serve it.
How often tenants there actually renew, and what a renewal costs against a new letting.
- DubaiDoes not answer
- We do not publish renewal strength for Dubai yet. The lease register carries the new and renewed contracts it needs, and the figure has not been built from them.
- AjmanDoes not answer
- Ajman attests 144,045 tenancy contracts a year across its three cities and we publish that count by month, city and use category. What it does not publish is which of them were renewals. The Municipality's own field named contract_type records whether a contract was lodged at a service centre or online, not whether it was new or renewed. Nor is there a rent amount to compare: all 211 datasets on the emirate's portal were read at field level and every field carrying a rent word is a count. Renewal strength is the gap between what a new tenant pays and what a renewing one pays, so it needs both halves and Ajman publishes neither. Ask for lease volume, which is published, or for the off-plan split, which is published quarterly back to 2019, or ask for Dubai or Abu Dhabi, where the premium itself is.
- SharjahDoes not answer
- We hold 102,971 Sharjah lease records with the rent on each, and none of them carries a date or anything marking the contract as a renewal rather than a first letting. Renewal strength is precisely the comparison between those two, over time, so the rents are real and the two axes the figure is made of are both absent.
- Ras Al KhaimahDoes not answer
- Ras Al Khaimah publishes no rental contract count and no lease register, so there is no renewal to measure.
- QatarDoes not answer
- Qatar geography is loaded, 8 municipalities and 91 zones and 781 areas, and the published national figures sit beside it. What this tool needs and Qatar does not publish is the layer underneath those totals: one row per sale, carrying a price, a date and a place. We can tell you where an area is, which zone it files under, and what the country traded in a month. We cannot tell you what an individual property or an individual area sells for.
What a home rents for, on its own rather than as the numerator of a yield.
- DubaiDoes not answer
- Dubai's lease register cannot support a rent level, and the reason is a missing column rather than a missing figure. 702,465 residential contracts across 172 areas clear our filters and 392 area-and-layout cells clear the 200-lease floor, which is three times what Sharjah publishes. But 496,721 of those contracts, 70.7 percent, name no project and none carries a project number, so the register will not say which building a lease is in. Two flats in one tower are not two independent observations of an area's rent, and Sharjah's map names the plot on every row, which is why it can answer this and Dubai cannot. Clustering on the leases that DO name a project would measure a different market: in the 54 cells with enough projects to try, the named leases are a median 61 percent of the cell and their median rent is more than 10 percent away from the whole cell's in 14 of them, 16.7 percent high in Jabal Ali First. So the figure with the right meaning has no interval and the figure with an interval has the wrong meaning. Ask for net yield, which uses the area rent as its numerator against a price from the same window, or for Sharjah.
- Abu DhabiDoes not answer
- Abu Dhabi's rent is ADREC's own published figure, not ours. The register publishes 3,855 rent bands across 87 projects with a lower, a median and an upper for each project, layout, year and letting type, and we repeat those bands inside the yield with the attribution on the row. Republishing them as our own rent level would present their work as ours, which is dishonest and commercially pointless since they publish it free. Ask for net yield, where their band travels with their name on it.
- AjmanDoes not answer
- Ajman publishes no rent amount anywhere, and that is measured rather than assumed: all 211 datasets on the emirate's open data portal are read at field level on every build, 1,438 fields behind 744,332 records, and the four fields carrying a rent word are every one of them a count of attested contracts. The emirate's statistics centre rejects every non-browser request at a firewall and the federal statistics hub carries no reference area on any of its consumer price index dataflows, so there is not even an emirate rent index. Ask for lease volume, which is published, or for Sharjah.
- Ras Al KhaimahDoes not answer
- Ras Al Khaimah does not publish a lease register, so there is no rent to read. Fifteen published headline figures are held and repeated as published, and none of them is a rent.
- QatarDoes not answer
- Qatar geography is loaded, 8 municipalities and 91 zones and 781 areas, and the published national figures sit beside it. What this tool needs and Qatar does not publish is the layer underneath those totals: one row per sale, carrying a price, a date and a place. We can tell you where an area is, which zone it files under, and what the country traded in a month. We cannot tell you what an individual property or an individual area sells for.
What the service charge really is, building by building, from the owners association filings.
- Abu DhabiDoes not answer
- Service charges in Abu Dhabi are filed per project rather than per area, and we hold no area-level figure. Ask for Dubai, where owners association budgets are published for 50 areas.
- AjmanDoes not answer
- Ajman publishes no owners association budgets and no service charge schedule at any grain, so there is no figure to withhold. Ask for Dubai, where budgets are published for 50 areas.
- SharjahDoes not answer
- Sharjah publishes no owners association budgets and no service charge schedule, so there is no figure to withhold. Ask for Dubai, where budgets are published for 50 areas.
- Ras Al KhaimahDoes not answer
- Ras Al Khaimah publishes no owners association budgets and no service charge schedule. Ask for Dubai, where budgets are published for 50 areas.
- QatarDoes not answer
- Qatar geography is loaded, 8 municipalities and 91 zones and 781 areas, and the published national figures sit beside it. What this tool needs and Qatar does not publish is the layer underneath those totals: one row per sale, carrying a price, a date and a place. We can tell you where an area is, which zone it files under, and what the country traded in a month. We cannot tell you what an individual property or an individual area sells for.
What is coming out of the ground nearby, when, and how much of it.
- AjmanDoes not answer
- Ajman's project register holds 967 projects under construction with their unit counts, and no expected completion date for any of them. Scheduled supply is supply placed in a year, and without a date the units cannot be placed in one. Assigning them to a year ourselves would be a forecast, which is out of scope permanently.
- SharjahDoes not answer
- Sharjah publishes no project pipeline, so there is no scheduled supply to report. Nothing names a project, a unit count or a completion year.
- Ras Al KhaimahDoes not answer
- Ras Al Khaimah's regulator publishes a project register and a developer register, both as scanned images with no text layer, carrying project name, developer, usage, location and status but no unit counts and no completion dates. A supply outlook is units and dates, so the register names the pipeline without sizing or timing it.
- QatarDoes not answer
- Qatar geography is loaded, 8 municipalities and 91 zones and 781 areas, and the published national figures sit beside it. What this tool needs and Qatar does not publish is the layer underneath those totals: one row per sale, carrying a price, a date and a place. We can tell you where an area is, which zone it files under, and what the country traded in a month. We cannot tell you what an individual property or an individual area sells for.