Bay's Edge

Independent, registered evidence — not asking prices. Every figure below is drawn from arm’s-length sales at Bay's Edge recorded by the Dubai Land Department, taken from a single extract pulled on 9 Nov 2026 and covering sales registered up to 10 Jul 2026: 16 in all, the earliest dated 13 May 2025.

Registered DLD transactions for this project. Where the project appears in the DLD transaction feed, the headline comes from that feed. Its registered-sales count covers the project's whole history, with two exclusions. Where the project has also sold units or villas, sales of the land plot and of the whole building are left out. Office, shop, showroom, workshop and store sales are left out too, unless they make up more than half of the sales that remain; the project is then treated as commercial and they are counted. The headline median is the feed's last six months of apartment and villa sales only. Every other figure in this band (range, quarterly and monthly series, bedroom table, recent sales), and the headline itself where the project is not in the feed, comes from a separate extract of arm's-length 'Sales' of apartments only (flats, serviced apartments and stacked townhouses) since the first sale in that extract. The extract leaves out intra-family 'Gifts' transfers, zero-price rows, land, whole-building and villa sales, hotel rooms, and offices, shops, showrooms and other non-residential units; offices and shops price far above the apartments above them and would otherwise set the top of the price-per-square-foot range. Where the register holds the same sale twice, the duplicate is removed before anything is counted. A project is published at any count, down to a single sale; below 30 qualifying sales it is marked as a small sample, and no percentage or purchase-price seed is derived from it. Period and bedroom figures are medians of AED per square foot, which are robust to the outliers that skew a mean on a thin sample. A bedroom row or quarter resting on a handful of registered sales is shown with its sale count and marked as a small sample, because a median over one or two sales describes those sales and not the market. Benchmarks are medians of apartment sales over the trailing 12 months for the same area and registration type. This is a dated extract, not a live query: it changes only when the extract is regenerated with `npm run data:dld`. Dates are the Dubai Land Department's own registration dates. Where a sale reaches us twice — once in DLD's bulk export and once in its daily feed — we keep the bulk record, and DLD registers on working days, so a sale agreed at a weekend carries the following working day. Source: Dubai Land Department (DLD) transaction register, via Mitchell's DLD pipeline. Data as at 10 Jul 2026; extract generated 9 Nov 2026. Past registered prices are evidence of what has been paid, not a forecast of future value.