Who makes the report, and by what rules
YieldPulse is built by a chartered surveyor and paid for by the people who read its reports. This page sets out where every figure comes from, the tests a figure must pass before it is printed, and what a report is not.
- Owned and operated by
- Constructive FZE LLC
- Established in
- Sharjah, United Arab Emirates
- Paid by
- The reader
- Write to
- support@yieldpulse.io
Who we are
One product, made by a chartered surveyor, for people about to buy a property to let.
The method is the one a surveyor uses to test a price. Look at what was paid and what was let. Set the asking figures against it. Say plainly where the evidence runs out.
We take no commission and work for no agent, developer or lender. The only money YieldPulse receives is what a reader pays for a report, and a report costs the same whatever it says.
That holds for the mortgage-broker directory too. Listing is free, the order is alphabetical, no broker can pay for a place in it, and we take no referral fee from a broker or a lender. No report names a broker.
Where the figures come from
Each figure on the site and in a report names its source and the day it was read. These are the sources.
| Figure | Source, and when last checked | Last checked |
|---|---|---|
| Registered sales | Dubai Land Department, real estate transactions, through Data DubaiPrinted with each figure | Printed with each figure |
| Registered rents | Dubai Land Department, Ejari tenancy contracts, through Data DubaiPrinted with each figure | Printed with each figure |
| Service charges | Dubai Land Department, owners’ association budgets, through Data DubaiPrinted with each figure | Printed with each figure |
| Asking price and asking rent | The listing you give us. Shown as asking figures, never as evidenceThe day you run it | The day you run it |
| Buying fees | The land department of each emirate | |
| Smallest deposit a lender may take | Central Bank of the UAE, Regulations Regarding Mortgage Loans (C 31/2013, as amended; consolidated 8 April 2020) | |
| Mortgage rate offered as a start | A reference rate set from published bank rates. Yours to change | |
| Running costs offered as a start | Bayut Market Reports, Property Finder Market Watch, ValuStrat Price Index, JLL UAE Real Estate Market Report, CBRE UAE Market View, Asteco Property Review, Central Bank of the UAE statistics |
Contains information originated by the Dubai Land Department and the Dubai Data and Statistics Establishment, obtained from Data Dubai (https://data.dubai) under its Open Data Licence. Every figure is YieldPulse’s own calculation from that information.
The tests a figure must pass
A register is a list of what happened, with its mistakes left in. A figure reaches a report only if it passes all six of these. If it does not, the report says so and leaves the figure out.
- At least ten records.
- A median taken from fewer than ten registered sales or tenancies is not printed as a figure. Below three, nothing about the place is printed at all.
- Outliers set aside by a fixed rule.
- A nominal transfer or a keying error sits far outside the others and is set aside before the median is taken. The rule is the same for every place. If more than a fifth of the records have to go, the figure is withheld.
- Records that agree.
- If the middle half of the records is spread wider than nine tenths of the median, they are describing different things, and the figure is withheld.
- The narrowest place that can carry it.
- A figure is taken from the building where the building has enough records. If it has not, from its project, then its community, then the area. The report says which.
- A stated period.
- The last six months where that is enough, otherwise the last twelve. Every figure prints its period, the number of records behind it and the day it was read.
- Like with like.
- A registered yield uses completed homes only: an off-plan price is never set against a rent. Flats are compared a square foot. Villas are compared on whole price, because the register records a villa’s plot and not its built area.
Where the register stops
What registered data cannot tell you, so that you know what to ask in person.
- It covers Dubai. The other emirates publish no register of this kind as open data, so a report on a property there works the sums on the figures you give it and says that it has nothing to set them against.
- A tenancy contract names the project, not the building or the flat. Where a project has several towers, the rent evidence is the project’s.
- It holds no floor, view, condition or furnishing. Two flats in one building can differ for reasons the register cannot see.
- The last few weeks of any period are thin, because registration follows the deal.
- A villa has no building service charge in the register: community charges are filed by zone, not by home.
What a report is not
- Not a valuation.
- A valuation is a qualified valuer’s opinion of what one property is worth, after inspecting it. A report has read the register. It has not seen the flat.
- Not advice.
- A report reads the numbers of one property. It does not know your income, your other commitments or your plans.
- Not a forecast.
- Where a report looks ahead, it shows what would follow from an assumption that is printed beside the result, and it tests the assumption in both directions.
- Not official.
- YieldPulse is an independent product. It is not produced by, affiliated with, authorised by or endorsed by the Dubai Land Department, the Dubai Data and Statistics Establishment, Data Dubai or the Government of Dubai. The firm is not regulated by RICS.
If a figure is wrong
Tell us, and say where you saw it.
Write to support@yieldpulse.io with the page or the report, the figure, and what you believe it should be. We check it against its source and correct it if it is wrong. Other ways to reach us.