A real report, before you buy one

The three things you need to know

1. The asking price works out at AED 3,013 per square foot. The highest rate any apartment of this size registered at in this building in the last twelve months is AED 2,542 per square foot — that sale was AED 2,700,000 for an apartment of the same stated size as this one. The difference is AED 500,000. That is a question to put to the seller in writing before you pay anything. We are not saying the price is wrong. We do not give opinions of value and we are not accredited to.

2. 5 registered sales of this size happened in this building in the whole twelve-month period. 5 is a small number. Everything in Section 5 is built on it, and we print that count beside every figure derived from it.

3. Nothing in this report has checked who owns this apartment, whether there is a mortgage on it, or what condition it is in. Those are not part of this report. Section 9 says who can check them; Section 10 tells your lawyer what to ask for.

The four checks

Where our answers came from

Four checks. One is answered from our own database of registered sales. Two rest entirely on one person looking at an official system on one date. One could not be completed in full, and Section 4 says why.

We print this because you should know which of our answers is backed by 1,353,718 stored records and which is backed by one screen at one moment. They are not the same kind of answer and we will not present them as if they were.

Every finding tells you two things: where it came from, and what the check returned.

This is the only section of this report that comes from a database. Everything else is one person checking one system on one day. This section is built from Land Department registered sales that we hold and can show you in full — including the ones that weaken our own point.

We are not telling you what this apartment is worth. We are showing you what other apartments in this same building actually sold for, and where the asking price sits against them. An asking price is a seller’s opinion. A registered price is what somebody paid.

5.1 What we compared

Comparison set

Registered sales of 2-bedroom apartments in Silverene

Window

1 September 2025 to 31 August 2026 (twelve months)

Size rule, fixed before we looked

Within ±5% of 1,062 sq ft — that is 1,009 to 1,115 sq ft

Source

Land Department registered sales held in Keyva’s database. Loaded ███. Query run 1 September 2026 by ███.

Not included

Asking prices of any unit; off-plan sales; other buildings; 1-bed and 3-bed units; anything outside the window

5.2 First, the warning: the range is not what it looks like

In the twelve months to 31 August 2026, 2-bedroom apartments in this building registered between AED 2,025,000 and AED 4,200,000. The most expensive is more than double the cheapest.

That looks like a wild market. Most of it is not the market. It is floor area. These “2-bedroom apartments” are not the same apartment — they run from 1,062 to 1,558 sq ft. The largest has about 47% more floor space than the smallest.

The AED 3,500,000 apartment (1,558 sq ft, AED 2,247/sq ft) was cheaper per square foot than the AED 2,525,000 apartment (1,062 sq ft, AED 2,378/sq ft). It cost AED 975,000 more because it is a bigger apartment, not because it is a more expensive apartment.

That is why we will not give you a single average price for this building, and why you should be careful of anyone who does. Someone can truthfully tell you an apartment here went for 4.2 million. Someone else can truthfully tell you one went for just over 2 million. Both are true. Neither describes yours.

5.3 Every registered sale, sorted by size

Sorted by size, not by date. Read the size column and the rate column together and you can see the relationship yourself. Highlighted rows are inside the matched band.

Dates are registration dates. A sale is agreed some weeks before it registers, so a price recorded in a given month was usually agreed earlier than that month.

5.4 The 5 sales we actually compared against

They registered between AED 1,833 and AED 2,542 per square foot. The middle one is AED 2,376. 5 sales. We print that number next to every figure derived from it, because 5 is thin and you should never see one of our conclusions without it.

We are not hiding the other sales, and one of them we will point at ourselves rather than let the seller point at it first. The July 2026 sale registered at AED 3,364 per square foot — higher than the asking price on this unit. It is a 1,249 sq ft apartment, 18% larger than the subject, and it is one sale. We do not build a comparison out of a single transaction and we do not think you should either. But you should know it exists, because the seller may well raise it.

5.5 The arithmetic, so you can check it

We make no finding as to why. A higher floor, a better view, a renovation or furniture could each explain part of a gap like this, and none of them appears in the sales record. What we can tell you is that the gap exists, that it is AED 500,000 against the closest comparable sale, and that it is a reasonable thing to ask the seller to justify in writing before you pay.