Ledgard: Frequently Asked Questions

What is Ledgard?

Ledgard is an independent property intelligence platform for Dubai. We turn officially registered property records into a clear report on what a property has actually sold and rented for, what it will cost to own and to sell, and what you still need to verify before you commit. Every figure is calculated in code from registered transactions, not generated, so the same property always produces the same report. No developer, agent or seller pays us, which is why a report can tell you that a property does not stand up.

The agent has already given me the numbers. Why do I need a report?

Because the figures you are given come from people who are paid when the sale happens, and they rarely agree with one another. A brochure, several agents' listings and a message can carry different numbers for the same property.

Ledgard does not replace them. It gives you one independent version, calculated from records registered with the Dubai Land Department, so you can see which of the numbers you were given hold up.

Is the report written by AI?

No. Every figure and every sentence is assembled in code from records registered with the Dubai Land Department. No language model writes any part of your report, which is why the same property always produces the same report and why nothing in it can be invented.

What does a property report cover?

A property report is the full analysis of one apartment, villa or townhouse. It has 22 sections: legal ownership and registration, developer check, title classification, micro-location, total cost of ownership, service charges and building finances, registered price evidence, tenant demand and rental market, how the yield is calculated, registered comparable sales, supply pipeline and competing stock, financing and cash flow, community rules, Golden Visa, currency exposure, tax, succession and inheritance, exit scenarios, condition and building assessment, data and methodology, a summary of the registered evidence and costs, and title deed verification.

What does a building report cover?

A building report covers a whole building rather than one unit inside it. It has 10 sections: what the report covers, registered sales in the building by bedroom count, the building against its area, rents and gross yield, the building record and unit mix, how often units change hands, the project, developer and plot, service charges, supply and competing stock, and data and methodology.

It does not price a single unit, so it has no asking-price comparison, no acquisition costs and no title check. A property report covers those.

What does a building track record cover?

A building track record covers every registered sale in one building since the register began in 2000. It has 9 sections: what the report covers, registered sales year by year against the area, peak, trough and recovery, the last twelve months against the last ten years, highest and lowest registered prices by bedroom count, the building against its area over the whole record, registered valuations in the area by year, the project and developer, and data and methodology.

It does not cover rents, service charges or the unit mix. The building report covers those for the last twelve months.

What does a developer report cover?

A developer report covers every project registered to one developer. It has 8 sections: what the report covers, the developer on the register, the delivery record, every registered project with its dates and escrow agent, registered sales in the developer's projects by year, off-plan against resale project by project, the developer's projects against their areas, and data and methodology.

It is the report to run before buying off-plan.

What does a plot report cover?

A plot report covers one plot of land and the plot market around it. It has 9 sections: the plot and its entry in the land register, plot sales in the last twelve months, where the asking price sits, plot sales by sub-community, plot sales by plot size and land use, month by month, plot prices since 2000, plots on the land register in the area, and how the report is built.

Prices are stated per square foot of plot. In some villa communities the villa and its plot are sold together and registered as a land sale, and the report says so where it applies.

What does an off-plan report cover?

An off-plan report covers one off-plan project before you pay. It has 13 sections: what the report covers, the project on the register, progress against time, the developer's delivery record, registered sales in the project so far, your price against those sales, the off-plan premium over finished buildings in the area, what happened at handover in the developer's earlier projects, rent and gross yield on completion, competing supply, the unit mix, what to check before you pay, and data and methodology.

It does not rate the project or the developer. It states what the registers hold and explains it in plain words. Bedrooms, size and price are optional: add them to compare one unit with the project's registered sales and with rents in the area.

What does a portfolio review cover?

A portfolio review sets five to twenty units against the official registers. It has 9 sections: what the report covers, the portfolio at a glance, unit by unit (similar registered sales, rents for the size, the service charge and the project record), a rent check, service charges, concentration by area, building and developer, supply in the areas held, what to check, and data and methodology.

It does not say whether to hold or sell any unit. The total at today's registered median prices is each unit's size at today's median price per square foot for similar units, and it is not a valuation.

What is a monthly watch?

A monthly watch follows one building or one area for you. On the 1st of each month you receive an email with the month just ended: registered sales and the median price per square foot, sales by bedroom count, registered rents, and projects that started or changed on the project register, each set against the month before and the same month a year earlier. The PDF is attached, and each issue is also saved in your account.

Monthly watches come with the Professional membership, which includes one watch. Each further watch uses one credit on the 1st of each month, when the issue is sent; if your balance is empty, the watch pauses and restarts once credits are back. You can stop a watch at any time, from your account or from the link in each email.

What does an area report cover?

An area report covers the registered market in one area. It has 12 sections: key figures, registered sales, resales by size band, resales by project, resales by bedroom count, resales by month, the most recent registered resales, registered rents, the area gross yield, registered valuations, the supply pipeline, and exclusions and methodology.

Resales by bedroom count, resales by month, the most recent registered resales and the area gross yield are included with the Professional plan.

What is the difference between the free and the paid report?

The free Basic Report is a short, plain-English read on any listing. It gives you the headline picture and a few things worth checking, so you can quickly see whether a property is worth a closer look. It is viewable on screen and needs no card.

The paid Full Report is the complete analysis. It adds verified comparable sale prices, a clear view of where the asking price sits against them, the risk, developer and ownership checks, rental evidence, gross yield and resale outlook, and the full report saved to your account as a PDF.

In short, the Basic Report tells you a property is worth looking into. The Full Report tells you what the evidence says about it.

How many free reports can I run?

A free account gives you up to three Basic Reports, with no card required. For the full analysis on a property, you move to a Full Report.

How long does a report take?

Seconds. The registered sale and rental records are collected and checked every night, so your report is assembled from data that is already in place rather than fetched while you wait.

What format do I get?

You can read your report on screen in the app, and it is saved to your account so you can revisit it at any time. Full Reports are also delivered as a clean, branded PDF you can save, print or share.

Which market do you cover?

Ledgard currently focuses on Dubai property, for both off-plan and ready homes.

Does the report tell me whether to buy?

No, and that is deliberate. The report shows you where the asking price sits against verified comparable sales, what that implies about negotiating room, and which checks would change the picture. It sets out the evidence and leaves the decision to you.

Are you independent? Do developers or agents pay you?

We are fully independent. No developer, agent or seller pays us, and no one can pay us to call a property good. Ledgard works for the buyer, which is why a report can be blunt when a property does not stand up.

Is Ledgard affiliated with the government or any authority?

No. Ledgard is independent. We use publicly available open data and public records, as anyone may, but we are not affiliated with, endorsed by or partnered with any government body. The analysis in our reports is entirely our own.

How is this different from what an agent or developer gives me?

The seller's material exists to persuade you. Ours exists to inform you. We check the brochure's claims against independent sources instead of repeating them, re-derive the numbers ourselves, and show you where the claims and the record disagree.

Is a Ledgard report financial or investment advice?

No. A report is analysis and information. It is not financial, investment, legal, tax or valuation advice, and it should not be relied on as such. Property carries risk, the decision is yours, and we would always encourage you to engage the right professionals before you transact.

Can you guarantee a good investment?

No, and anyone who does is selling you something. What we do is make sure you go in with your eyes open, with the sales spin stripped out and the weak points named as plainly as the strong ones.

Where does your data come from?

Every report is built from three things: official public property records, including verified, publicly registered sale transactions; the documents you provide about the specific property; and our own independent analysis. We clean, structure and analyse these inputs ourselves.

Can I trust the numbers? What is verified and what is estimated?

You do not have to take our word for any figure, because we label each one.

Comparable sale prices are verified registered transactions, meaning records of what was actually paid rather than what was being asked. Each Full Report tells you how many comparable sales matched, the date range they cover and the matching criteria used, so you can judge the strength of the evidence yourself.

Anything that cannot be verified, such as service charge ranges, achievable rents and cost assumptions, is marked as an informed estimate and never dressed up as fact.

How current is the data?

Every Full Report states the date range of the transaction evidence behind it, so you can see for yourself how recent it is.

Do you cover rentals as well as sales?

Yes. Alongside sale values, reports look at tenant demand, rental potential and yield, using comparable market evidence. Median rents come from registered rental contracts, with new contracts and renewals separated, over a rolling twelve months.

Can you verify the title deed?

Yes. Send us the deed number after your Full Report and we return the report updated with an official-record check, normally within 24 hours.

What information do I need to provide?

For an area benchmark, the area and property type are enough, for example "two-bedroom apartment in Business Bay". For a view on your specific unit, please also give the size in square feet or square metres, the asking price, whether it is off-plan or ready, and the number of bedrooms. The more you give, the sharper the report.

If key details are missing, the report will say so and give the area benchmark only. You can add the missing details and regenerate the report for the same property at no extra cost, up to three times.

We also treat any documents you provide, such as a listing or a brochure, as claims to be checked, not as the truth to be repeated.

What does it cost?

You can run a free Basic Report to see how it works, up to three of them, with no card required.

A Full Report is 150 US dollars for a single property.

The Search Pack is 850 US dollars for ten Full Reports, which works out at 85 US dollars each, and the credits never expire.

The Professional plan is 95 US dollars a month and includes three Full Reports each month, with further reports at 85 US dollars each. You can cancel at any time.

How do I get more Full Reports?

Full Reports run on credits. One credit produces one report of any kind: property, building, building track record, developer, plot or off-plan. A portfolio review uses 3 credits for up to 10 units and 5 credits for 11 to 20. You can buy a single report, buy a pack of credits, or redeem a code if you have been given one. Pack credits never expire.

Can I pay by card?

Yes. Payment is by card through Stripe. Credits are added to your account as soon as the payment clears.

Is my payment secure?

Payment is handled by Stripe. Your card details go to Stripe and are never stored by us.

Can I share or resell a report?

A report is for your own use. Please do not resell or republish it without our written permission.

Do you offer reports in other languages?

Reports are available in English and Mandarin.

What happens to my information?

We collect only what we need to run the service: your account details and the property information you submit. We use it to authenticate you, produce your reports, and keep your history so you can return to them. We do not sell your personal information, and you can ask us to delete your account and stored reports at any time.

Is this a formal valuation?

No. It is an independent monthly value range built from registered sales. It shows where a formal valuation is needed; it does not replace one.

Where does the data come from?

Ten official Dubai registers, including registered sales since 2000, valuations, Ejari rental contracts, Mollak service charges and the project register.

Which areas are covered?

Every property registered with the Dubai Land Department. DIFC, Abu Dhabi and Ras Al Khaimah are not covered.

Do you need our customers' personal data?

No. Building, unit number and size are enough to match each property.

How do we start?

Write to us. We prepare a free sample on properties you choose so you can judge the results before any agreement.

Who is behind Ledgard?

Ledgard comes out of years in real estate investment and international wealth management, now applied to advising cross-border buyers in Dubai. It was built to give buyers an independent check they did not have before.