Dubai real estate is pitched through promises. Data analytics tests whether market fundamentals support them.
Personalised analytics providing a data-driven view of the market. OnCoarse operates under a strict zero-commission policy and does not participate in real estate transactions.
Dubai’s real estate market is volatile - and as a buyer, you carry the risk of market fluctuations
OnCoarse is not a brokerage. We do not market or sell properties, nor do we participate in real estate transactions.
We provide property-specific analytics – enabling a clear, evidence-based view of a property's position in the market before you sign a contract.
Clarity Powered by OnCoarse
Scenario testing and validation
Broker claims, independently tested, without transaction-based incentive
Hidden impact of new supply
Upcoming supply in your area is tracked to assess potential impact on competition within your property segment
Ease of resale
Assessment of resale prospects based on buyer demand within your property segment
Projected price growth
Price outlook informed by actual trends within your cluster
Data analytics for evidence-based
decision-making in Dubai real estate
OnCoarse is built on a simple principle: analysis should never be influenced by a sale. Based in the PropTech Hub at the Dubai International Financial Centre (DIFC), we provide independent, data-led market intelligence.
Dubai market intelligence
More than 5 years of UAE strategy consulting, providing first-hand market insight and institutional-grade analytical rigour
Data-driven analytics
Every assessment is grounded in official Dubai Land Department (DLD) data, supported by transparent models and clearly stated assumptions
Analytics tailored to your case
A tailored assessment of the property's commercial profile, covering pricing, rental performance and ownership economics across both ready and off-plan segments
End-to-end real estate analytics
At every stage of property ownership, OnCoarse delivers tailored market intelligence to support more rigorous decision-making
Clarity powered by
OnCoarse analytics
Assessment outcome: Retain
Muted price performance to date is balanced by demonstrated rental demand, supporting the case for retaining the unit under current market conditions
Assessment outcome: Deferred Exit
A growing pipeline of competing units within the area and segment increases vacancy exposure and places downward pressure on rental rates and property values
Assessment outcome: Exit
Unit has already recorded appreciation since acquisition, while its price per square meter now ranks within the top 5% for the area - indicating limited remaining upside relative to local benchmarks
JVC | Studio
02 - Pre-Purchase AnalysisPre-purchase assessment of the property's stated income profile. The agent presented an annual yield of 8.5%; OnCoarse's analysis indicated a net yield of 5.2% after mandatory charges and a vacancy allowance - equivalent to a simple payback period of approximately 20 years
Distressed property review
03 - Pre-Purchase AnalysisThe distressed pricing thesis did not hold on an all-in basis: once mandatory transaction costs were incorporated, the effective acquisition cost exceeded the reference benchmark and erased the stated discount
3 Levels of engagementTailored to your needs
Pricing and delivery timelines are determined by the scope of the analysis and discussed during the initial consultation
Market baseline
For those looking to build a clear, data-led understanding of Dubai real estate before narrowing their focus
Price - upon request, depends on volume
Pre-Purchase Analysis
For clients considering a specific property
Price - upon request, depends on volume
Performance Review
For owners reviewing the performance, positioning and future direction
Price - upon request, depends on volume
Why OnCoarse
My perspective on Dubai real estate has been shaped from both sides of the market: professionally, through assessing fundamentals driving market performance; and personally, through evaluating opportunities as an investor. OnCoarse was founded to address a clear gap in the market - the lack of rigorous, independent analytics for buyers navigating Dubai's residential property sector.
UAE Strategy Consultant
My name is Egor, and I am the founder of OnCoarse - an independent data analytics and insights company focused on Dubai's residential real estate market.
My career in the UAE began in 2021 in Big4 strategy consulting, where I worked with leading institutions across the GCC on market analysis, strategic decision-making and complex data-led engagements. I founded OnCoarse after identifying a structural gap in the market: property buyers are often presented with information shaped by transaction-driven incentives. OnCoarse operates on a fundamentally different model - providing independent, data-led insights based on transparent assumptions, clearly defined methodologies and no commercial interest in whether a transaction proceeds.
Dubai Real Estate Market
Report 2026
A practical PDF guide covering the key checks before a property purchase, how to assess true net rental yield, and where the market's most material risks are concentrated today
- ✓ Key market signals shaping 2026
- ✓ How to calculate the true net rental yield
- ✓ The 10 most common mistakes made by Dubai property buyers
- ✓ A practical exit-planning checklist
Frequently Asked Questions
Everything you need to know before engaging with us
Do you sell property?
No. OnCoarse does not hold property listings or receive commissions from developers, brokers or agencies. Our sole focus is independent, client-specific data analytics and market insights
What data underpins your analysis?
How much does it cost?
How long does it take?
Do you only work with prospective buyers?
What happens during the initial discussion?
OnCoarse Insights
How the Rental Market Shapes Investment Outcomes
How off-plan supply affects established rental demand and investment outcomes.
The 10 most common mistakes made by Dubai property buyers
Why advertised yields diverge from investors' actual results.
Dubai property market: H1 2026 review
Key sales and rental trends from DLD data - what changed over six months.
More analytics from OnCoarse on Reddit
Fresh DLD data, area deep dives and Dubai market discussions.
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Personalised data analytics for Dubai real estate
OnCoarse is an independent data analytics and insights company focused on Dubai real estate. We provide tailored analysis across different stages of the decision-making process - from market familiarisation and property-specific assessment to scenario analysis for existing assets and potential exit pathways.
Unlike real estate agencies, OnCoarse does not sell properties or receive commissions from developers, brokers or other transaction counterparties. Our analysis is grounded in official Dubai Land Department data, supported by transparent assumptions and tailored to the client's specific analytical requirements.
