Shams 1 — sale prices & transaction history

Shams 1 sale prices by bedroom

Median recorded prices for Shams 1 by bedroom count. Each row is priced on the last 4 months wherever that period holds enough sales, and steps back only as far as it has to — 12 months, then 3 years, then the whole record. The period each row actually covers is named beside it, with the number of sales behind it, so you can see exactly how thin or deep the figure you are reading is. Every row also shows what has traded in the last 4 months, including when that is nothing — set against the full record of 457 secondary-market sales. These are the prices buyers actually paid — not asking prices, and not a district average.

A bedroom type with fewer than five recorded transactions keeps its count and loses its median: below that sample a middle value is arithmetic, not a market rate. A median taken across the whole register mixes prices from every year the building has traded, so each row above is priced on the most recent period that clears that threshold. Rows can sum to less than the building total — very large units are held out of the table for the same reason.

Most recent Shams 1 transactions

The newest individual secondary-market sales on the register, exactly as recorded. A median is a claim we vouch for; these are facts you can check against the Land Department yourself.

Why below-market resale shows up in Shams 1

• Thin recent evidence. Where few sales of a unit type have been recorded in recent months, a seller who must move quickly has little recent evidence to point to, and that is where a price gets negotiated down.
• Refinancing pressure. A completed apartment bought with a mortgage comes to market when a fixed rate ends or repayments rise beyond what the borrower planned for, and a sale made to that timetable is priced to go through quickly.
• Carrying costs on the largest units. In Dubai, service charges are set per square foot, so a three-bedroom that nobody is living in runs up the biggest bill of the three tiers, and that bill pushes its holder toward a sale.
• The end of a tenancy. For a let apartment, the tenant's departure is the simplest moment to sell with vacant possession, and an owner who does not want to carry an empty unit while waiting for the right buyer tends to price for a quick sale.

What to check before you offer on Shams 1

• Confirm the building number before comparing prices. Shams 1, Shams 2 and Shams 4 are separate registers, and a sale recorded in one of the others is not evidence for this building.
• Price a one or three-bedroom against its own row, not the two-bedroom rate. Two-bedrooms here have sold at a higher rate per square foot than both other tiers in every window compared, so borrowing their rate would overstate what the other units achieve.
• For a two-bedroom, look beyond the median. Two-bedroom sales here fall into several layouts, so compare an offer with recent sales of a similar floor area in the list on this page.
• Ask for the current service charge per square foot and the last two years of it. In Dubai it is set per building and reviewed annually, and a rise of a dirham or two per square foot moves a mid-size flat's running cost by thousands a year.
• Ask which register the unit sits on. A completed home changes hands on the secondary register at the Land Department; a pre-handover unit is an assignment of the original sale contract, needs the developer's no-objection certificate, and carries whatever is left of the payment plan.

Shams 1 — common questions

Is this the same register as Shams 2 or Shams 4?

No. The Land Department registers Shams 1, Shams 2 and Shams 4 separately, each with its own sale record. This page covers Shams 1 only.

Is the price data on this page asking prices or actual sales?

Actual sales. Every figure comes from the Dubai Land Department's record of completed transactions — the price recorded when ownership legally changed hands.

Why does the table have only three rows?

Because every sale on this register is a one, two or three-bedroom apartment. The Land Department has recorded no studio sale and no sale of anything larger in Shams 1, so there is nothing to put in any other row.

Can I tell from this data whether a unit is selling below its original price?

No. The Land Department records a developer's first sale and a pre-handover resale under the same code, and the export carries no unit identifier, so an original price cannot be traced to a later sale of the same apartment.

How current is this register?

The page states the date of the most recent recorded sale it holds and recomputes every figure on load. Records arrive in batches, so the newest few days are typically not yet included.