A few weeks ago we published a number that keeps coming up in conversations with agents: inside the same Dubai building, at the same bedroom count, the gap between the cheaper sales and the dearer ones runs about 29 percent. Same tower, same size on paper, prices far apart, the finding of Same building, same size, 29% apart.
The obvious next question is whether that spread is even. Does every kind of apartment carry the same gap, or does it concentrate somewhere? So we cut the same data by bedroom count.
What the register says
We took every same-building, same-bedroom-count group with at least thirty registered sales over the two years to July 2026, measured the spread between the cheaper and dearer sales inside each group, and compared those spreads across bedroom counts.
One and two bedroom apartments carry the widest gap, effectively tied at about 30 percent. Studios run narrower, at about 27 percent. That reading rests on seventy one-bedroom cells, twenty seven two-bedroom cells and fifty six studio cells, each with at least thirty qualifying sales.
For three bedrooms and above we are not giving you a number. Too few buildings trade often enough at that size for the comparison to be honest, and saying so matters more to us than a complete table.
Our reading, offered as a reading
The register records what sold and for how much. It does not record why. So take this part as our interpretation rather than a measurement. One and two bedroom apartments are where Dubai trades hardest: the most stock, the most buyers, the most direct comparisons made in the same week between units a lift ride apart. Where more of a building meets the market, more conditions and finishes meet the market too, and the register keeps the score.
What this means if you own one
If you are selling a one or two bedroom apartment, the sales your buyer compares yours against sit further apart than anywhere else in the market. That cuts both ways. The lower end of the band is where emptied, tired, badly photographed units settle. The upper end sits roughly thirty percent above it, in the same building, at the same bedroom count.
Nothing in this file says presentation explains the whole gap. Floor, view, layout and timing all move inside it. But the gap is the room a seller has to work with, and at one and two bedrooms that room is at its widest.
How we got the numbers
Residential sales only, registration type Existing Properties, so no off plan and no handover resales. Price per square foot is derived from the registered price per square metre, converted at 10.7639. We grouped by building and bedroom count, kept only groups with thirty or more sales, then took each group's top-tenth to bottom-tenth spread and compared the median spread across bedroom counts. Deciles rather than minimum and maximum, so a single outlier at either end cannot move the number.
No individual transaction is reproduced here and no personal data is involved. The register carries buildings, sizes, dates and prices. It does not carry names.
Data from the Dubai Land Department transaction register, published as Open Data on Dubai Pulse, snapshot dated 8 July 2026, used under the Dubai Open Data Licence. The information is provided on an as is basis with no warranty as to accuracy. This analysis and every figure in it are our own work. It is not produced, endorsed, verified or in any way associated with the Dubai Land Department, Dubai Pulse or the Government of Dubai.
If you want the figure for your own building, ask us. It takes a few minutes and we will send it whether or not there is anything in it for us.