A seller may have spent heavily on a kitchen, bathrooms or new floors. That expenditure is evidence of cost, not proof of the price a buyer will pay. To compare a renovated unit with an original one, first isolate differences that renovation did not change: building, layout, usable area, floor, outlook, parking, tenancy and sale date. Then assess condition from evidence specific to the units. The result is a reasoned range, not a formulaic renovation premium.
Start with completed sales and rank their relevance
ADREC's Market Data page exposes a Recent Sales view with filters such as asset type, district, community, project and layout. That is a starting point for locating relevant transactions, not a complete condition history. The public filters inspected on 2 October 2026 do not identify whether each sold home had a refurbished kitchen or unapproved alterations. Do not label a transaction renovated simply because its price is high.
RICS' current comparable-evidence standard emphasizes the strength and limitations of comparable evidence. Its full standard says recent completed transactions are generally stronger evidence than a headline listing, but transaction details still need investigation. It calls for consistent measurement and adjustments for condition, size, specification, location, timing and lease terms.
Use a relevance ladder:
| Evidence | What it can help answer | What remains uncertain |
|---|---|---|
| Recent completed sale in the same building and comparable layout | What a closely related unit achieved | Actual fit-out, special terms, outlook and tenancy |
| Completed sale in a nearby, similar building | Broader price context if the building sample is thin | Building quality, service charge and amenity differences |
| Current listing in the same building | Competing asking position | Whether it will transact, at what price and in what condition |
| Contractor invoice or renovation brochure | Scope and spend on the subject unit | What a buyer values or whether works were approved |
Rank each comparable by reliability and relevance. If the exact unit condition cannot be established, retain it as an uncertain data point rather than assigning it to the renovated group.
Establish condition with dated, sale-specific evidence
Find the photographs, inspection notes or agent file from the transaction, not a newer listing of the same address. Check when the images were made and whether they show the actual unit. Ask for a room-by-room scope of work, invoices, warranties and any building or authority approvals relevant to the changes. A description such as “fully upgraded” is marketing until its meaning is documented. A replaced paint finish and a redesigned wet area should not be treated as equivalent.
Record condition as original, refreshed, substantially renovated or unknown, with a short evidence note for each label. Unknown is a valid result. It is better than extracting a precise-looking premium from two sales whose interiors were never verified.
Separate the differences the renovation did not buy
A matched pair is useful only if the pair is genuinely comparable. Same building and layout improve the comparison, but a high floor with an unobstructed view, vacant possession and two parking spaces may still be priced differently from a lower, tenanted unit. Do not import a universal floor adjustment or a fixed tenancy discount from another project. Record each difference and whether the available evidence supports a numerical adjustment or only a qualitative one.
RICS specifically warns that an adjustment based only on estimated renovation cost may miss a purchaser's allowance for uncertainty and time. Its standard also notes that outlook and similar differences often require professional judgement rather than a precise market percentage. That is why the honest output may be a range or a request for a qualified valuation, not a single AED per square foot premium.
Test the decision separately from the market value
For a seller deciding whether to renovate before listing, prepare a separate cash decision. Estimate the as-is sale range from relevant completed sales, obtain written quotes for proposed work, add contingencies and expected holding costs, and ask whether any credible renovated comparables support the extra expenditure. Do not merge those two questions: “What could this unit sell for today?” and “Would spending on renovation improve my net proceeds?”
If the evidence is thin, ask a qualified local valuer to inspect the home and explain the adjustments. The former version of this guide presented district medians, renovation payback percentages, fixed commission and carry assumptions, and a new-build price ceiling as if they were settled facts. Those figures did not establish the value of a specific unit and should not be reused. An invoice is not a resale guarantee, and an asking price is not a completed sale.
The useful comparison is transparent: list the sales, document each condition label, explain the non-renovation differences and show where judgment begins. This is an editorial comparison method, not a formal valuation. It is not investment, financial or legal advice, nor a determination of works approval.