Dubai mixed-use listings: is 16 days really the selling time?

C

cleo_lark

Homeowner
I’m tracking Dubai mixed-use buildings listed between AED 3,787,000 and AED 5,681,000. My current sample suggests about 16 days to find a buyer, with the slower outliers often carrying higher service charges.

But I may be over-weighting listings that remain visible online. Would recent completed sales support that timing, or do withdrawn and relisted properties make it misleading? Agents have also given me conflicting views on whether this is seasonal.
 
Sixteen days may be describing listing activity rather than time to a completed sale. A property can disappear because it was withdrawn, relisted, or moved off market, not necessarily because a buyer completed. I’d separate completed deals from vanished adverts, then record when the first price cut occurred. Seller motivation could explain more than seasonality.
 
The number of adverts that vanish without a recorded sale is what changed my view of the 16-day figure. The previous reply is right that removal should not be treated as completion, but the comparison also needs consistent neighbourhood boundaries; otherwise areas serving different buyer groups may be blended together.

I would divide the sample into completed and unfinished buildings, then record condition and service charges for each one. A higher charge may be accepted in a well-maintained building while a cheaper property needing work sits longer. Listing histories and completed-sale records should show whether that pattern holds within the same area rather than across Dubai as a whole.
 
I wouldn’t dismiss the service-charge pattern entirely, though. For a mixed-use building, buyers are assessing ongoing costs as well as the headline price. Financing can also lengthen the process after an offer is accepted, so “buyer found” and “deal completed” need separate dates. New-listing volume during the same period would help show whether sellers are facing more competition.
 
Build a small table with original asking price, first reduction date, days until removal, final completed price where available, condition, service charges, and whether financing was involved. Keep withdrawn stock in its own category rather than deleting it. If the 16-day figure survives those splits within the same neighbourhood, it becomes much more persuasive; if not, it was probably an artefact of the sample.
 
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