https://preview.redd.it/w5lnk91srf2h1.png?width=3138&format=png&auto=webp&s=ecb0f566023a3d9b9a97325665155f08b262cf56

Here’s what we built and why

A few months ago my co-founder bought an off-plan apartment in Abu Dhabi and couldn’t find a single independent source of verified transaction data. Everything was developer marketing or agent brochures. No raw numbers.

So we built one.

PROPROBIN pulls directly from ADREC — the official Abu Dhabi Real Estate Centre registry. Every transaction verified. No developer affiliation, no broker incentives. Just the data.

Here’s what we’ve built:

•Live appreciation map across 338 Abu Dhabi projects — updated daily from ADREC  
•Project intelligence with layout-specific price breakdowns  
•Weekly Pro Signals — velocity spikes, institutional activity, district divergences, trophy deals  
•Robin AI analyst — ask questions backed by real transaction data  
•221 registered users, 61 Pro members before tonight

We tracked over 100,000 ADREC transactions representing AED 127B in yearly volume to get here.

Happy to answer anything about the methodology, the data, or what we’re building next.

https://preview.redd.it/w1e4s08whf2h1.png?width=1254&format=png&auto=webp&s=363867f58bd05a37aa99cf3e321bfcf2ed5f0fb5

I'll be transparent — I built PROPROBIN, so I'm biased. But this is my actual investment tracked on the platform using real ADREC transaction data, not developer estimates.

What I bought: Studio · 43.85 sqm · Fahid Island Purchase price: AED 1.85M (AED 42,124/sqm) Handover: Q4 2029 · 15% paid so far · AED 1.57M remaining

What ADREC data says it's worth today (May 2026): AED 1.96M — up AED 109K in 9 months Gain on offer price: +5.9% (+8.0%/yr CAGR) Return on cash paid so far: +31.1% Annualised on cash deployed: +41.5%/yr

For context — a comparable studio in the same project sold on 11 May 2026 for AED 2.0M at AED 45,684/sqm, above my purchase rate of AED 42,124/sqm. Anyone can verify from ADREC website.

AI prediction at handover (Q4 2029 · 43 months away): Conservative: AED 2.72M (+47.0% on purchase · +68.1% return on cash) Realistic: AED 3.00M (+62.7% on purchase · +90.8% return on cash) Optimistic: AED 3.37M (+82.3% on purchase · +119.2% return on cash)

These aren't developer projections. They're calculated from comparable ADREC transactions in the same district, same property type, same layout — weighted by recency and sale sequence.

The "I Wish" feature

You can also track properties you're considering buying before committing — same AI valuation model, same ADREC data. Useful for comparing two off-plan options side by side.

Your investment data is private — we never share it with developers, agents, or anyone else without your consent.

If you own off-plan in Abu Dhabi and want to track what it's actually worth — not what the developer tells you — this is what we built it for.

Happy to answer questions about the methodology or the data.

proprobin.com - after login, go to My Investments and start tracking.

https://preview.redd.it/kw65op8uff2h1.png?width=1254&format=png&auto=webp&s=e839f44695f326838ff009b99bd7b5eb48135ceb

I'll be transparent — I built PROPROBIN, so I'm biased. But this is my actual investment tracked on the platform using real ADREC transaction data, not developer estimates.

What I bought: Studio · 43.85 sqm · Fahid Island Purchase price: AED 1.85M (AED 42,124/sqm) Handover: Q4 2029 · 15% paid so far · AED 1.57M remaining

What ADREC data says it's worth today (May 2026): AED 1.96M — up AED 109K in 9 months Gain on offer price: +5.9% (+8.0%/yr CAGR) Return on cash paid so far: +31.1% Annualised on cash deployed: +41.5%/yr

For context — a comparable studio in the same project sold on 11 May 2026 for AED 2.0M at AED 45,684/sqm, above my purchase rate of AED 42,124/sqm. Anyone can verify from ADREC website.

AI prediction at handover (Q4 2029 · 43 months away): Conservative: AED 2.72M (+47.0% on purchase · +68.1% return on cash) Realistic: AED 3.00M (+62.7% on purchase · +90.8% return on cash) Optimistic: AED 3.37M (+82.3% on purchase · +119.2% return on cash)

These aren't developer projections. They're calculated from comparable ADREC transactions in the same district, same property type, same layout — weighted by recency and sale sequence.

The "I Wish" feature

You can also track properties you're considering buying before committing — same AI valuation model, same ADREC data. Useful for comparing two off-plan options side by side.

Your investment data is private — we never share it with developers, agents, or anyone else without your consent.

If you own off-plan in Abu Dhabi and want to track what it's actually worth — not what the developer tells you — this is what we built it for.

Happy to answer questions about the methodology or the data.

proprobin.com - after login, go to My Investments and start tracking.

https://proprobin.com/abu-dhabi/signals

https://preview.redd.it/msvto82chv1h1.png?width=3206&format=png&auto=webp&s=590a767b2edd67a4b0db9705117acb5273c4bd01

https://proprobin.com/abu-dhabi/signals

https://preview.redd.it/p1farvtogv1h1.png?width=3206&format=png&auto=webp&s=b093503698b1015bbbf264640500829ebb3a2fe6

Al Ghadeer Gardens - Where Life Grows

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Al Ghadeer Gardens - Where Life Grows

https://preview.redd.it/oqrdgi9cqo1h1.png?width=3288&format=png&auto=webp&s=44e9a77e0f11fc71e1c5b16fe9aa2b4d66b268e7

https://preview.redd.it/z29u9vi2yb1h1.png?width=3132&format=png&auto=webp&s=ca191fd405e3d15923d3aa2bbf04711f8dc21ca5

A few months ago my co-founder bought an off-plan apartment in Abu Dhabi and couldn't find a single independent source of trustworthy market insights. Everything was developer marketing or agent pitches. No raw numbers.

So we built one.

PROPROBIN pulls directly from ADREC — the official Abu Dhabi Real Estate Centre registry. Every transaction, verified. No developer affiliation, no broker incentives.

What's live right now:

• Live appreciation map across 300+ Abu Dhabi projects — updated daily
• Project intelligence pages with layout-specific price data
• Weekly Pro Signals — velocity spikes, institutional activity, district divergences
• Robin AI analyst — deep insights from real ADREC transaction data

We launched a Founding Member rate of AED 99/month — permanent, never increases. That closes Tuesday 19 May. After that it's AED 199/month with a 1-day trial.

200+ registered users, 50+ Founding Members in just 3 weeks after launch.

If you've been on the fence — this is the last weekend at AED 99.

Happy to answer anything about the data or what we're building next. 🦜

proprobin.com

Market Pulse with realtime appreciation

A few months ago my co-founder bought an off-plan apartment in Abu Dhabi and couldn't find a single independent source of trustworthy market insights. Everything was developer marketing or agent pitches. No raw numbers.

So we built one.

PROPROBIN pulls directly from ADREC — the official Abu Dhabi Real Estate Centre registry. Every transaction, verified. No developer affiliation, no broker incentives.

What's live right now:

• Live appreciation map across 300+ Abu Dhabi projects — updated daily
• Project intelligence pages with layout-specific price data
• Weekly Pro Signals — velocity spikes, institutional activity, district divergences
• Robin AI analyst — deep insights from real ADREC transaction data

We launched a Founding Member rate of AED 99/month — permanent, never increases. That closes Tuesday 19 May. After that it's AED 199/month with a 1-day trial.

200+ registered users, 50+ Founding Members in just 3 weeks after launch.

If you've been on the fence — this is the last weekend at AED 99.

Happy to answer anything about the data or what we're building next. 🦜

proprobin.com

Proprobin checks every sales data and compare with launch price so that you can understand the selling sentiment. Check below

Gardenia Bay - Proprobin
All Sales - Proprobin

Gardenia Bay - Transaction Logs

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Gardenia Bay last 10 transactions

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Proprobin checks every sales data and compare with launch price so that you can understand the selling sentiment. Check below

Gardenia Bay - Proprobin
All Sales - Proprobin

This subreddit exists because building www.proprobin.com in the open felt more honest than building behind closed doors.

PROPROBIN is an independent Abu Dhabi real estate intelligence platform built entirely on verified ADREC transaction data. No developer affiliations. No broker incentives. Just the data and intelligence.

What this community is for:

• Feature requests — tell us what would make this genuinely useful for your research
• Feedback — what's broken, confusing, or missing
• Product updates — every meaningful deployment and new feature lands here first
• Roadmap transparency — upcoming features and honest timelines

We're two founders — one based in Abu Dhabi on the ground, one handling the technical build. We read every post and reply ourselves. There's no support team behind this.

What we've shipped so far:

• Live appreciation map across Abu Dhabi projects — updated daily from ADREC
• Project intelligence pages with price trends, layout-specific appreciation, and Robin's Take editorial analysis
• Weekly Pro Signals — institutional activity, velocity anomalies, district divergences, trophy deals
• Robin AI analyst — ask questions about any project backed by real transaction data

If you've used PROPROBIN and found it useful — or found something that didn't work — this is the place. We're listening.

Regards,
www.proprobin.com
hello@proprobin.com
https://www.instagram.com/prop.robin.2026/

Built an independent Abu Dhabi property intelligence platform on ADREC sales data after my co-founder couldn't find verified transaction data when buying off-plan. Here's what we learned about the market in 6 months of building.

www.proprobin.com

Built an independent Abu Dhabi property intelligence platform on ADREC sales data after my co-founder couldn't find verified transaction data when buying off-plan. Here's what we learned about the market in 6 months of building.

www.proprobin.com

https://preview.redd.it/6v4o23wrhp0h1.png?width=3156&format=png&auto=webp&s=5e80ffb23f66169e31e214057c8e96a925a9d262

Many of you have asked this question, wanted to clarify with full transparency.

Take an example of Gardenia Bay on Tue 12th May 2026

https://proprobin.com/abu-dhabi/project?id=6985928c3ea71df550648b95

https://preview.redd.it/jfnj98605o0h1.png?width=2614&format=png&auto=webp&s=ecfab478f4504326e13fa3ca0b2554fce07d6c17

How our AI predicts prices

Our prediction engine analyses real transaction data, nearby benchmarks, and market factors to model three scenarios for each unit type at handover.

📍 Nearby benchmark analysis

Robin's AI scans comparable projects in the surrounding area that have recently been delivered or are nearing handover. Their actual appreciation rates serve as the market baseline.

Weighted by proximity — closer projects carry more influence

📈 Per-layout trajectory tracking

Each unit type (Studio, 1BR, 2BR, etc.) is analysed individually. Robin's AI compares launch prices to the latest transaction prices to establish each layout's actual annualised appreciation rate.

Strong performers are weighted more heavily in projections based on transaction patterns

🏗️ Premium factor adjustments

Robin's AI analytics applies data-driven premiums for developer reputation (top-tier developers command higher premiums), location desirability (prime districts receive a location boost), and property type (villas, townhouses, etc. are adjusted based on market demand patterns).

⏰ Handover proximity acceleration

Off-plan properties appreciate faster as handover approaches. Robin's AI calculates a dynamic proximity boost that increases as the handover date gets closer, based on patterns observed across delivered projects in the market.

🔄 Blended rate engine

For each layout, the AI blends the project's own trajectory with market benchmarks using adaptive weighting. High-performing layouts trust their own data more; newer projects lean on market comparisons.

Compound appreciation is then applied for the remaining time to handover

Proprobin predicts 3 scenarions

Conservative : Slower pace with cautious assumptions and a safety cap applied by Robin's AI

Realistic (Most likely) : Current trajectory continued with AI-calibrated adjustments for market conditions

Optimistic : Accelerated pace factoring in market tailwinds, with an upper bound cap

⚠️ Important: These predictions are generated by an analytical model using publicly available ADREC transaction data and statistical methods. They are not financial advice. Actual market prices are influenced by macro-economic conditions, policy changes, and other factors not captured in the model.

Happy to answer any questions.

Many of you have asked this question, wanted to clarify with full transparency. Yes we are aware of the fact that ADREC started publishing actual deal price (including premium) after 2025.

Take an example of Gardenia Bay on Tue 12th May 2026

https://proprobin.com/abu-dhabi/project?id=6985928c3ea71df550648b95

https://preview.redd.it/8b5vn9xl4o0h1.png?width=3136&format=png&auto=webp&s=0d2e45b0f8b2477bc9bec7d5f417ab1f6540449a

The ▲ % since launch figure is a weighted average of per-layout price appreciation, calculated directly from ADREC transaction records.

📋 Layout-level price sampling

For each unit type (Studio, 1BR, 2BR, etc.), Proprobin takes a sample of the earliest recorded sales as the launch baseline and a sample of the most recent sales as the current price reference.

Using a window of transactions rather than a single sale removes outliers and gives a statistically stable reference price.

📐 Price per sqm comparison

Appreciation is measured on price per sqm, not total sale price. This isolates true value change and removes distortion caused by different unit sizes across transactions.

Appreciation = (Current median AED/sqm − Launch median AED/sqm) ÷ Launch median AED/sqm × 100

⚖️ Sales-weighted overall figure

Each layout's appreciation is weighted by its share of total transactions. A layout with 500 sales influences the headline figure more than one with 50 — making the number representative of actual market activity.

Only layouts with at least 6 months of sales history are included to ensure statistical reliability.

📅 Daily data refresh

All figures are refreshed daily from the latest ADREC transaction feed. The launch price baseline is fixed at the earliest recorded sales; the current price window moves forward automatically as new transactions are registered.

⚠️ Note: Appreciation reflects registered transaction data only. Secondary market sales capture resale premiums. Developer incentives and service charge adjustments are not captured. This is an analytical tool, not financial advice.

Let us know if you find any discrepancy and help us to improve the calculations.

Many of you have asked this question, wanted to clarify with full transparency. Yes we are aware of the fact that ADREC started publishing actual deal price (including premium) after 2025.

Take an example of Gardenia Bay on Tue 12th May 2026

https://proprobin.com/abu-dhabi/project?id=6985928c3ea71df550648b95

https://preview.redd.it/ml81p6eben0h1.png?width=3136&format=png&auto=webp&s=3066370b3b195f31b0a968427af1d4e63bcf2c7f

The ▲ % since launch figure is a weighted average of per-layout price appreciation, calculated directly from ADREC transaction records.

📋 Layout-level price sampling

For each unit type (Studio, 1BR, 2BR, etc.), Proprobin takes a sample of the earliest recorded sales as the launch baseline and a sample of the most recent sales as the current price reference.

Using a window of transactions rather than a single sale removes outliers and gives a statistically stable reference price.

📐 Price per sqm comparison

Appreciation is measured on price per sqm, not total sale price. This isolates true value change and removes distortion caused by different unit sizes across transactions.

Appreciation = (Current median AED/sqm − Launch median AED/sqm) ÷ Launch median AED/sqm × 100

⚖️ Sales-weighted overall figure

Each layout's appreciation is weighted by its share of total transactions. A layout with 500 sales influences the headline figure more than one with 50 — making the number representative of actual market activity.

Only layouts with at least 6 months of sales history are included to ensure statistical reliability.

📅 Daily data refresh

All figures are refreshed daily from the latest ADREC transaction feed. The launch price baseline is fixed at the earliest recorded sales; the current price window moves forward automatically as new transactions are registered.

⚠️ Note: Appreciation reflects registered transaction data only. Secondary market sales capture resale premiums. Developer incentives and service charge adjustments are not captured. This is an analytical tool, not financial advice.

Let us know if you find any discrepancy and help us to improve the calculations.