A portal search returns adverts. A housing shortlist should identify distinct homes. Those are different units of analysis, and confusing them can make a small set of properties look like a large amount of available supply.
ADREC sales filter interface captured on 17 October 2026. It is a source interface illustration, not a property listing feed or a count of unique homes. The charts did not render in this capture. Image source: ADREC.
Create a record that keeps each advert, the proposed home identity and the confidence of the match separate. This guide provides a research method, not a count of current Abu Dhabi inventory.
Save the advert before merging anything
Record the link, agency, displayed property details and retrieval date. Use the platform's normal permitted features and respect its terms. You do not need access to private accounts or hidden data to organise your own shortlist.
Keep a note of whether availability was confirmed and by whom. An advert still being visible does not prove the home can be viewed or offered on.
Build a property identity sheet
| Field | Use | Limit |
|---|---|---|
| Building or project | Narrows the candidate location | A large project contains many homes |
| Layout and stated area | Helps compare descriptions | Rounded or inconsistent values require clarification |
| Floor or position | Helps distinguish similar layouts | May be missing or imprecise |
| Authorised unit reference | Stronger match when confirmed | Do not publish private identifiers unnecessarily |
| Photos | Helps identify features to check | Shared marketing images do not prove identity |
| Availability check | Records the current answer | A dated statement may later change |
Do not label a match certain because several weak clues repeat the same marketing source. Ask a precise question through the authorised broker or seller.
Keep suspected duplicates visible
Use three statuses: confirmed same home, possible same home and distinct or unresolved. Preserve the original advert records within each group.
If the adverts disagree on area, price or included features, record the disagreement. Choosing the figure you prefer hides a question that matters. Ask which description is current and supported for the exact home.
Work through a fictional search result
Imagine two adverts share a floor plan and similar images, but neither provides a confirmed unit reference. A third advert identifies a different position after an authorised clarification. This is a fictional example with no real inventory figure implied.
Group the first pair as a possible match and keep both records. Keep the third separate. Your result is a shortlist with unresolved identity, not a definitive stock count. If the first pair is later confirmed to be the same home, merge the property entry while retaining both advert histories.
Separate marketing records from transaction evidence
ADREC's market data provides recorded sales views and filters. Those records answer a different question from how many homes a portal is currently advertising. Do not describe an advert count as registered sales or use sales records to certify live listing availability.
If your task is to estimate supply, explain the search filters, observation dates, deduplication method and availability limitations. If those inputs are incomplete, call the result an observed advert set.
Use the shortlist for the next decision
For each distinct or unresolved home, identify the evidence needed before a visit: current floor plan, exact position, availability or explanation of a conflicting feature. A shorter list with visible gaps can be more useful than a large unexplained result count.
Use Knownable's comparable set guide when moving from a shortlist to a price comparison. Identity checking comes first.