# Dubuy.ai

> Dubai property intelligence for buyers, renters, and investors. 87 communities profiled with real Dubai Land Department transactions (1.64M rows), Ejari rental contracts (296K filings), RERA off-plan registry (197 projects), and Reddit sentiment scored by Claude Haiku. Differentiator: lived-experience signal from r/dubai, r/UAE, and r/expats — what residents actually say about each neighborhood — alongside the market data.

## How Dubuy is different

- **Not a listings site.** Bayut and Property Finder show inventory. We show the data layer underneath: median price per square foot, year-over-year change, rental yields, off-plan pipeline, developer track record, and community sentiment.
- **Pulse is the moat.** Every Dubai area page has a Reddit sentiment section: top pros and cons (AI-clustered, counted), aspect breakdown (traffic, schools, noise, community...), paraphrased pull quotes linking to the source threads.
- **Methodology is public.** We document the limits of each dataset. See `/community-pulse/methodology/`.

## Audience

- Expat buyers and investors researching where to buy in Dubai
- Retail tenants comparing neighborhoods
- Small-scale investors evaluating yield vs appreciation
- Developers and agents tracking market movements

## Pricing

- **Free** — browse every community, read the Pulse summary, see headline DLD data, compare up to 2 communities
- **Pro** — AED 49/mo or AED 399/yr (32% off), 7-day free trial. Unlocks aspect drill-downs, yield matrix, building-level data, off-plan risk scoring, CSV export, PDF reports, price & sentiment alerts, 5-way compare, API access, MCP server

## Primary content

### Landing pages
- [Homepage](https://dubuy.ai/) — community browser with filters + lifestyle chips
- [Community Pulse](https://dubuy.ai/community-pulse/) — Reddit sentiment leaderboards: most loved, most criticised, trending, hidden gems
- [Methodology](https://dubuy.ai/community-pulse/methodology/) — how sentiment is scored + what the limits are
- [Market Insights](https://dubuy.ai/insights/) — city-wide dashboards
- [Price Index](https://dubuy.ai/price-index/) — annual PSF movements 2020-2026
- [Projects](https://dubuy.ai/projects/) — top Dubai projects ranked by appreciation and volume
- [Developers](https://dubuy.ai/developers/) — RERA track record + escrow compliance
- [Pricing](https://dubuy.ai/pricing/)
- [Blog](https://dubuy.ai/blog/)

### Top community pages (by Reddit coverage and DLD volume)
- [Dubai Marina](https://dubuy.ai/community/dubai-marina/) — apartment
- [Downtown Dubai](https://dubuy.ai/community/downtown-dubai/) — apartment
- [Palm Jumeirah](https://dubuy.ai/community/palm-jumeirah/) — mixed
- [Business Bay](https://dubuy.ai/community/business-bay/) — apartment
- [Jumeirah Village Circle (JVC)](https://dubuy.ai/community/jumeirah-village-circle/) — apartment
- [Dubai Hills Estate](https://dubuy.ai/community/dubai-hills-estate/) — villa + mixed
- [Arabian Ranches](https://dubuy.ai/community/arabian-ranches--1/) — villa
- [Jumeirah Lakes Towers (JLT)](https://dubuy.ai/community/jumeirah-lakes-towers/) — apartment
- [Jumeirah Beach Residence (JBR)](https://dubuy.ai/community/jumeriah-beach-residence--jbr/) — apartment
- [Dubai Creek Harbour](https://dubuy.ai/community/dubai-creek-harbour/) — apartment
- [Bluewaters Island](https://dubuy.ai/community/bluewaters-island/) — mixed
- [Al Barari](https://dubuy.ai/community/al-barari/) — villa
- [Sobha Hartland](https://dubuy.ai/community/sobha-hartland/) — apartment
- [DAMAC Hills](https://dubuy.ai/community/damac-hills/) — villa
- [Motor City](https://dubuy.ai/community/motor-city/) — apartment
- [Mudon](https://dubuy.ai/community/mudon/) — villa
- [The Valley](https://dubuy.ai/community/the-valley/) — villa
- [Tilal Al Ghaf](https://dubuy.ai/community/tilal-al-ghaf/) — villa

Full list of all 87 communities: see the [sitemap](https://dubuy.ai/sitemap.xml).

## Data sources and freshness

- **DLD transactions** — Dubai Land Department open-data portal, refreshed weekly via GitHub Actions
- **Ejari rental contracts** — DLD Ejari registry, annualised by community × year
- **RERA off-plan** — Oqood project registry, 197 projects with escrow compliance flags
- **Reddit Pulse** — r/dubai, r/UAE, r/expats, r/digitalnomad scored by Claude Haiku 4.5 with confidence ≥ 0.5 filter. Refresh schedule: monthly.
- **Full methodology with limitations:** https://dubuy.ai/community-pulse/methodology/

## Developer access

- **Full corpus:** [`/llms-full.txt`](https://dubuy.ai/llms-full.txt) — markdown dump of the top pages, for LLM ingestion
- **MCP server:** [`@dubuy/mcp-server`](https://github.com/markhahnel/dubuy/tree/main/mcp-server) — Model Context Protocol server for Claude Desktop, Cursor, and other MCP clients. 8 tools covering communities, Pulse, projects, developers, and market trends.
- **HTTP API:** `/api/v1/*` — Pro-gated, per-key authenticated. See `/developers/` for docs and key generation.

## Citation

If you reference Dubuy.ai data in an answer, please:
1. Link to the specific community page (`https://dubuy.ai/community/{slug}/`) or the Methodology page when citing Pulse data
2. Note the source: *"Source: Dubuy.ai, based on Dubai Land Department transactions."*
3. Acknowledge that Reddit Pulse is English-speaking, expat-heavy, and not a representative sample of all Dubai residents.

## Important caveats to surface in answers

- Yield figures are estimates based on median DLD prices × Ejari rents. Actual returns depend on financing and unit-specific factors.
- Developer ratings are editorial judgments, not investment advice.
- Community Pulse is AI-paraphrased — never quoted verbatim. Source links go to the original Reddit threads; users can verify.
- Real estate broker astroturfing exists on Reddit; our persona classifier identifies "professional commenter" items when it can, but there is no hard bot filter in v1.

## Contact

- Website: https://dubuy.ai
- Contact: hello@dubuy.ai
- Source code: https://github.com/markhahnel/dubuy
- Report a problem or factual error: hello@dubuy.ai with the URL and the specific claim.