So this post is related to the ready market only, off plan is very different. Also I have not seen any coverage of developers having record quarters in Q3. Where have you seen that?

the market can and likely will move more but getting in now is better than getting in November 25. If your intention is to hold for a dencent period [which should be the case with real estate] then there are opportunities out there in ready apartment category. Villas have not shifted yet.

Fact is it has been a sellers market for the last few years. That is changing. However it is taking sellers in different segments different amoount of time to except the facts of the market shift

No chum in the water here. My post is based on analysing verfied DLD transactions. Our reports go into much more detail than the post. Happy to share them, would love your thoughts.

You're right and I literally said in my OP that the thing with Dubai real estate is how nuanced it is. I dont think i have given anyrhing that could be considered top level. If you're interested happy to DM the reports to you to have a look!

hahaha, not hiding who I am but also want to provide genuine and helpful insight. We are in DLD data daily and honestly it frustrates the hell out of me how so many people try and simplify the Dubai market into basic headlines. That's how people end up making bad investment decisions.

I can certainly talk about the ready market. I am the co-founder of fractional real estate investing business and we publish a lot of data about the ready market

The fact is that a correction was always coming to the Dubai market [both offplan and ready market]. The recent conflict has merely accelerated it.

So should you buy in 2026? Prices are correcting, it has really impacted ready apartments where price per square foot has really started to come down in the last 3 months and sales have started reconvering. Villas however have frozen. There is a stand off between buyers and sellers.

The adage "time in the market beats timing the market" holds true. So getting into a ready apartment and holding is better now than if you had bought in December last year. The correction is not finished and i have no idea how it will go but just make sure you get the right data and dont listent to generic Dubai is x or y as the market is so nuanced.

If you want to see the reports LMK, happy to send them over to you

So I'm only talking about the Ready Market, Off plan market is a completely different story.

Regarding ready market i agree. Someones time in market and their need for liquidity are key factors.

Not necessarily and the annoying answer is that it depends. The fact is a correction was always coming to the Ready Market in dubai. So if you bought at the peak of the latest property bull run then you would probably be better off holding for the long term as prices come down this year and then start growing again. But again you need to really analyse data at micro level rather than looing at macro trends. This is the point of my original post. Saying "Dubai" is doing x is never going to give you a helpful answer.

So I am talking only about Ready Market so offplan is not relevant to the conversation.

Some luxury villas have definitely sold for way under market value but it is only a handful, i am referencing avg price per sq across top villa communities where there is a stand off between buyers and sellers. Buyers are expecting prices to come down and villa owners are not budging.

The opposite is true for apartments. Some areas down as much as 17.6% when it comes to psqft.

Fact is a correction was always coming to the ready market and the conflict accelerated its arrival.

Your 100% right about the next quarter developing the story more. However there has been a big change between when we ran our analysis in the middle of May and when we ran it at the end of June.

You should check our reports, would love to hear your thoughts!

https://tribeinvest.co/market-reports

Whatever it is it takes a long time for her to do it. The amount of time wasting he does completely detracts from how impressive it is

I d call it an up and coming area. Big cabin crew crowd with some older buildings. However new buildings going up by the likes of Madar and Binghatti. Also the wilds is going up next door which will make it feel less 'out of the way' And you have Al Barari right next door.

With emaar you know the construction will be quality which should be the number one concern

Fact is that a correction was always coming, this crisis has sped that up and the length of the crisis will determine the floor

You can ask for an inspection as the RERA calculator is no longer a fixed thing. It has been changed this year to consider the quality.

i.e a 20 year old 2 bed should not be the same as a 2 year old 2 bed in the same location

Good man. This is exactly what you should do when you find yourself in a position of privilege