{"ok":true,"as_of":"2026-10-22T20:19:05.393988Z","canonical_url":"https://skid.homes/off-plan/rabdan-developments-rabdan-gardens-6649","stable_id":"skid:project:6649:rabdan-developments-rabdan-gardens-6649","citation_id":"cite:skid:project:rabdan-developments-rabdan-gardens-6649:2026-10-22","methodology_version":"skid-geo-v2.1","evaluated_at":"2026-10-22T06:04:13.860000","updated_at":"2026-10-22T20:19:05.393988Z","project":{"id":6649,"stable_id":"skid:project:6649:rabdan-developments-rabdan-gardens-6649","slug":"rabdan-developments-rabdan-gardens-6649","name":"RABDAN DEVELOPMENTS \"Rabdan Gardens\"","developer":"Rabdan Developments","community":"Jumeirah Garden City","district":"Jumeirah Garden City","emirate":"Dubai","unit_types":[{"unit_type":"1BR","typical_area_sqft":409.35,"area_units":"sqft","dld_closed_median_price_aed":720133.0,"dld_closed_median_ppsf_aed":1759.2,"launch_ask_median_ppsf_aed":2704.9,"currency":"AED"}],"starting_price_aed":1107250.0,"currency":"AED","area_units":"sqft","handover_year":2028,"handover_quarter":"2028-03","url":"https://skid.homes/off-plan/rabdan-developments-rabdan-gardens-6649","canonical_url":"https://skid.homes/off-plan/rabdan-developments-rabdan-gardens-6649"},"skid_score":{"overall":5.7,"band":"caution","rating_band":"caution","verdict":"Proceed with caution. Several evidenced factors are weak. Strongest evidenced factor: delivery risk. Weakest: entry price.","evaluatedAt":"2026-10-22T06:04:13.860000","scored_factor_coverage":{"coverage_ratio":0.9,"coverage_pct":90.0,"evaluated_factor_count":9,"total_canonical_factors":10,"missing_factor_ids":["payment_plan"]},"evidence_confidence":{"metric_id":"skid_evidence_confidence","status":"supported","confidence_score_100":93.5,"confidence_band":"high","scored_factor_coverage_pct":90.0,"scored_factor_coverage_ratio":0.9,"evaluated_factor_count":9,"total_canonical_factors":10,"evaluated_factor_ids":["location","entry_price","developer","supply","appreciation","rental_yield","delivery_risk","service_charges","exit_liquidity"],"missing_factor_ids":["payment_plan"],"component_breakdown":{"factor_coverage_score":90.0,"source_reliability_score":100.0,"sample_adequacy_score":95.0,"comparison_quality_score":90.0,"freshness_score":90.0},"separation_note":"SKID Evidence Confidence measures data completeness, registry provenance, and sample adequacy. It is kept strictly separate from the 10-factor investment attractiveness score; missing factors are never treated as positive evidence."},"factors":[{"id":"location","agent":"community","score":7.4,"canonicalWeight":0.2,"appliedWeight":0.2667,"included":true,"stance":"watch","lines":["Waterfront or beach positioning"],"evidence":[{"evidence_id":"ev_6649_location_location_factor_evidence_649ebd7bf0","version":1,"project_id":"6649","community_id":"Jumeirah Garden City","developer_id":"Rabdan Developments","factor_id":"location","claim_id":"location_factor_evidence","source_name":"Developer Launch Schedule & Catalog Disclosure (Rabdan Developments)","source_url":"https://skid.homes/how-skid-scores","source_type":"developer_document","transaction_category":"none","source_record_identifier":"DEV_DOC:6649:location_factor_evidence","observation_date":"2026-10-22","retrieval_date":"2026-10-22","valid_as_of":"2026-10-22","geographical_scope":"Jumeirah Garden City","unit_type_scope":"Off-Plan 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asking terms, not secondary closed transactions.","Scheduled handover dates are developer targets subject to construction progress and DLD/RERA inspection."],"exclusion_criteria":["Never merged with closed DLD transaction medians"],"confidence_level":"medium","verification_status":"partially_verified","last_verified_at":"2026-10-22T06:04:13Z","calculation_record":{"inputs":{"source":"amenities","detail":"Children’s Pool, Kids’ Play Area, Lobby, Coworking Zone, Retail Outlets, BBQ, Infinity Pool, Kids’ Splash Pad"},"formula":"developer_schedule_extraction","output":{"included":true,"score":7.4},"summary":"Children’s Pool, Kids’ Play Area, Lobby, Coworking Zone, Retail Outlets, BBQ, Infinity Pool, Kids’ Splash Pad"},"reproducible_hash":"dcde2e1737654aa50680abf7","source":"amenities","detail":"Children’s Pool, Kids’ Play Area, Lobby, Coworking Zone, Retail Outlets, BBQ, Infinity Pool, Kids’ Splash Pad"}]},{"id":"entry_price","agent":"pricing","score":3.2,"canonicalWeight":0.15,"appliedWeight":0.2,"included":true,"stance":"risk","lines":["Launch is +21.3% versus median DLD sale price per sq ft in this community"],"evidence":[{"evidence_id":"ev_6649_entry_price_skid_fair_value_gap_810149d6e6","version":1,"project_id":"6649","community_id":"Jumeirah Garden City","developer_id":"Rabdan Developments","factor_id":"entry_price","claim_id":"skid_fair_value_gap","source_name":"Dubai Land Department (DLD) Open Data via Dubai Pulse","source_url":"https://www.dubaipulse.gov.ae/organisation/dld","source_type":"closed_transaction","transaction_category":"dld_closed_ready_sale","source_record_identifier":"DLD:Jumeirah Garden City:dld_closed_ready_sale","observation_date":"2026-10-22","retrieval_date":"2026-10-22","valid_as_of":"2026-10-22","geographical_scope":"Jumeirah Garden City (Dubai)","unit_type_scope":"Apartment","scope":{"geographical":"Jumeirah Garden City (Dubai)","unit_type":"Apartment"},"sample_size":36,"methodology_version":"skid-geo-v2.1","currency":"AED","area_units":"sqft","conversion_method":"native_sqft","limitations":["Compares primary off-plan launch entry price/sqft against historical closed transactions in the same community.","Implied delta (+53.8%) exceeds ±50% sanity bound, indicating unit-type or ultra-prime tier mismatch; withheld from headline scoring."],"exclusion_criteria":["Excluded advertised portal listings and developer brochure prices","Excluded synthetic/estimated records (isEstimated=True)","Excluded non-arm's-length transfers and extreme ppsf outliers","Separated primary off-plan registrations from completed ready-sale baseline"],"confidence_level":"high","verification_status":"verified","last_verified_at":"2026-10-22T06:04:13Z","calculation_record":{"inputs":{"sample_size":36,"median_ppsf_aed":1759.21,"p25_ppsf_aed":1690.1,"p75_ppsf_aed":2287.93,"transaction_category":"dld_closed_ready_sale","unit_ask_ppsf_aed":2704.9,"raw_gap_pct":53.8,"withheld":true},"formula":"median_and_iqr_over_filtered_closed_sales","output":{"median_ppsf_aed":1759.21,"p25_ppsf_aed":1690.1,"p75_ppsf_aed":2287.93},"summary":"36 verified closed transactions in Jumeirah Garden City at median 1759 AED/sqft"},"reproducible_hash":"810149d6e669310beeb22ada","source":"dld","detail":"market AED 2230 / sq ft"},{"evidence_id":"ev_6649_entry_price_skid_fair_value_gap_810149d6e6","version":1,"project_id":"6649","community_id":"Jumeirah Garden City","developer_id":"Rabdan Developments","factor_id":"entry_price","claim_id":"skid_fair_value_gap","source_name":"Dubai Land Department (DLD) Open Data via Dubai 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(isEstimated=True)","Excluded non-arm's-length transfers and extreme ppsf outliers","Separated primary off-plan registrations from completed ready-sale baseline"],"confidence_level":"high","verification_status":"verified","last_verified_at":"2026-10-22T06:04:13Z","calculation_record":{"inputs":{"sample_size":36,"median_ppsf_aed":1759.21,"p25_ppsf_aed":1690.1,"p75_ppsf_aed":2287.93,"transaction_category":"dld_closed_ready_sale","unit_ask_ppsf_aed":2704.9,"raw_gap_pct":53.8,"withheld":true},"formula":"median_and_iqr_over_filtered_closed_sales","output":{"median_ppsf_aed":1759.21,"p25_ppsf_aed":1690.1,"p75_ppsf_aed":2287.93},"summary":"36 verified closed transactions in Jumeirah Garden City at median 1759 AED/sqft"},"reproducible_hash":"810149d6e669310beeb22ada","source":"project","detail":"launch AED 2705 / sq ft"},{"evidence_id":"ev_6649_entry_price_skid_fair_value_gap_810149d6e6","version":1,"project_id":"6649","community_id":"Jumeirah Garden City","developer_id":"Rabdan 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scoring."],"exclusion_criteria":["Excluded advertised portal listings and developer brochure prices","Excluded synthetic/estimated records (isEstimated=True)","Excluded non-arm's-length transfers and extreme ppsf outliers","Separated primary off-plan registrations from completed ready-sale baseline"],"confidence_level":"high","verification_status":"verified","last_verified_at":"2026-10-22T06:04:13Z","calculation_record":{"inputs":{"sample_size":36,"median_ppsf_aed":1759.21,"p25_ppsf_aed":1690.1,"p75_ppsf_aed":2287.93,"transaction_category":"dld_closed_ready_sale","unit_ask_ppsf_aed":2704.9,"raw_gap_pct":53.8,"withheld":true},"formula":"median_and_iqr_over_filtered_closed_sales","output":{"median_ppsf_aed":1759.21,"p25_ppsf_aed":1690.1,"p75_ppsf_aed":2287.93},"summary":"36 verified closed transactions in Jumeirah Garden City at median 1759 AED/sqft"},"reproducible_hash":"810149d6e669310beeb22ada","source":"dld","detail":"sample 382"}]},{"id":"developer","agent":"developer","score":null,"canonicalWeight":0.15,"appliedWeight":null,"included":false,"stance":"excluded","lines":[],"evidence":[]},{"id":"supply","agent":"community","score":3.6,"canonicalWeight":0.1,"appliedWeight":0.1333,"included":true,"stance":"risk","lines":["Heavy competing supply: 17 other launches in Jumeirah Garden City"],"evidence":[{"evidence_id":"ev_6649_supply_skid_handover_supply_pre_883c564f77","version":1,"project_id":"6649","community_id":"Jumeirah Garden City","developer_id":"Rabdan Developments","factor_id":"supply","claim_id":"skid_handover_supply_pressure","source_name":"Developer Launch Schedule & Catalog Disclosure (Rabdan Developments)","source_url":"https://skid.homes/how-skid-scores","source_type":"developer_document","transaction_category":"none","source_record_identifier":"DEV_DOC:6649:skid_handover_supply_pressure","observation_date":"2026-10-22","retrieval_date":"2026-10-22","valid_as_of":"2026-10-22","geographical_scope":"Jumeirah Garden City","unit_type_scope":"Off-Plan Launch Inventory","scope":{"geographical":"Jumeirah Garden City","unit_type":"Off-Plan Launch Inventory"},"sample_size":1,"methodology_version":"skid-geo-v2.1","currency":"AED","area_units":"sqft","conversion_method":"native_sqft","limitations":["Scheduled handover dates represent developer targets; actual completion clusters shift by ±6 to 12 months based on construction pacing and utility connections.","Counts reflect distinct off-plan project launches in the community catalog; total unit count per tower varies across high-rise vs low-rise developments."],"exclusion_criteria":["Never merged with closed DLD transaction medians"],"confidence_level":"medium","verification_status":"verified","last_verified_at":"2026-10-22T06:04:13Z","calculation_record":{"inputs":{"community":"Jumeirah Garden City","target_handover":"2028-03","target_year":2028,"active_competing_launches_in_community":12,"same_year_handover_cluster_count":1,"adjacent_window_cluster_count":12},"formula":"developer_schedule_extraction","output":{"supply_pressure_level":"moderate","competing_project_sample":["GRID \"Elmora\""]},"summary":"Handover supply pressure in Jumeirah Garden City: 12 active competing off-plan launches (1 scheduled in 2028)"},"reproducible_hash":"883c564f77835bc9dd2c4026","source":"catalog","detail":"17 competing off-plan projects"},{"evidence_id":"ev_6649_supply_skid_handover_supply_pre_883c564f77","version":1,"project_id":"6649","community_id":"Jumeirah Garden City","developer_id":"Rabdan Developments","factor_id":"supply","claim_id":"skid_handover_supply_pressure","source_name":"Developer Launch Schedule & Catalog Disclosure (Rabdan Developments)","source_url":"https://skid.homes/how-skid-scores","source_type":"developer_document","transaction_category":"none","source_record_identifier":"DEV_DOC:6649:skid_handover_supply_pressure","observation_date":"2026-10-22","retrieval_date":"2026-10-22","valid_as_of":"2026-10-22","geographical_scope":"Jumeirah Garden City","unit_type_scope":"Off-Plan Launch Inventory","scope":{"geographical":"Jumeirah Garden City","unit_type":"Off-Plan Launch Inventory"},"sample_size":1,"methodology_version":"skid-geo-v2.1","currency":"AED","area_units":"sqft","conversion_method":"native_sqft","limitations":["Scheduled handover dates represent developer targets; actual completion clusters shift by ±6 to 12 months based on construction pacing and utility connections.","Counts reflect distinct off-plan project launches in the community catalog; total unit count per tower varies across high-rise vs low-rise developments."],"exclusion_criteria":["Never merged with closed DLD transaction medians"],"confidence_level":"medium","verification_status":"verified","last_verified_at":"2026-10-22T06:04:13Z","calculation_record":{"inputs":{"community":"Jumeirah Garden City","target_handover":"2028-03","target_year":2028,"active_competing_launches_in_community":12,"same_year_handover_cluster_count":1,"adjacent_window_cluster_count":12},"formula":"developer_schedule_extraction","output":{"supply_pressure_level":"moderate","competing_project_sample":["GRID \"Elmora\""]},"summary":"Handover supply pressure in Jumeirah Garden City: 12 active competing off-plan launches (1 scheduled in 2028)"},"reproducible_hash":"883c564f77835bc9dd2c4026","source":"catalog","detail":"MAJID DEVELOPMENTS \"Mayfair Gardens\", GALAXY REALTY \"Jardin Astral\", PALLADIUM PRIME REAL ESTATE DEVELOPMENT \"The Grandala\", STAMN \"Stamn One\", ENSO DEVELOPMENT \"Amber by Enso\""}]},{"id":"payment_plan","agent":"payment_plan","score":null,"canonicalWeight":0.1,"appliedWeight":null,"included":false,"stance":"excluded","lines":[],"evidence":[]},{"id":"appreciation","agent":"roi","score":6.3,"canonicalWeight":0.1,"appliedWeight":0.1333,"included":true,"stance":"watch","lines":["Community closed-sale trend is +0.0% year on year"],"evidence":[{"evidence_id":"ev_6649_appreciation_appreciation_factor_evid_c63d40a482","version":1,"project_id":"6649","community_id":"Jumeirah Garden City","developer_id":"Rabdan Developments","factor_id":"appreciation","claim_id":"appreciation_factor_evidence","source_name":"Dubai Land Department (DLD) Open Data via Dubai Pulse","source_url":"https://www.dubaipulse.gov.ae/organisation/dld","source_type":"closed_transaction","transaction_category":"dld_closed_ready_sale","source_record_identifier":"DLD:Jumeirah Garden 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applied)"],"confidence_level":"high","verification_status":"verified","last_verified_at":"2026-10-22T06:04:13Z","calculation_record":{"inputs":{"sample_size":382,"median_ppsf_aed":2230.2,"p25_ppsf_aed":null,"p75_ppsf_aed":null,"transaction_category":"dld_closed_ready_sale"},"formula":"median_and_iqr_over_filtered_closed_sales","output":{"median_ppsf_aed":2230.2,"p25_ppsf_aed":null,"p75_ppsf_aed":null},"summary":"yoy +0.0%"},"reproducible_hash":"c63d40a4820d2a0a73440545","source":"dld","detail":"yoy +0.0%"}]},{"id":"rental_yield","agent":"roi","score":3.8,"canonicalWeight":0.075,"appliedWeight":0.1,"included":true,"stance":"risk","lines":["Implied gross yield is 3.0% against community rents"],"evidence":[{"evidence_id":"ev_6649_rental_yield_gross_and_net_rental_yie_37ab4ef709","version":1,"project_id":"6649","community_id":"Jumeirah Garden City","developer_id":null,"factor_id":"rental_yield","claim_id":"gross_and_net_rental_yield","source_name":"Dubai Land Department (DLD) Open Data via 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implied yields (>15% gross) indicative of unit-size mismatch"],"confidence_level":"high","verification_status":"verified","last_verified_at":"2026-10-22T06:04:13Z","calculation_record":{"inputs":{"rent_ppsf_aed_annual":82.2,"sample_size":382,"service_charge_aed_per_sqft":15.0,"service_charge_source":"verified_project_disclosure","annual_service_charge_aed":6140.25,"vacancy_allowance_pct":5.0,"maintenance_and_leasing_reserve_pct":5.0,"entry_price_aed":1107250.0,"total_acquisition_cost_aed":1155740.0,"normalized_unit_area_sqft":409.35,"area_conversion_method":"native_sqft"},"formula":"gross_yield = (annual_rent_ppsf * area_sqft) / entry_price_aed; net_yield = (annual_rent * (1 - vacancy_rate) - annual_service_charge - maintenance_reserve) / total_acquisition_cost","output":{"gross_yield_pct":3.04,"net_yield_pct":2.18},"summary":"Registered rental evidence in Jumeirah Garden City: 82 AED/sqft/yr (3.04% gross, 2.18% net)"},"reproducible_hash":"37ab4ef7091924ce91b2d51f","source":"dld","detail":"rent AED 82 / sq ft"},{"evidence_id":"ev_6649_rental_yield_gross_and_net_rental_yie_37ab4ef709","version":1,"project_id":"6649","community_id":"Jumeirah Garden City","developer_id":null,"factor_id":"rental_yield","claim_id":"gross_and_net_rental_yield","source_name":"Dubai Land Department (DLD) Open Data via Dubai Pulse","source_url":"https://www.dubaipulse.gov.ae/organisation/dld","source_type":"rental_contract","transaction_category":"ejari_registered_lease","source_record_identifier":"EJARI:Jumeirah Garden City:residential_leases","observation_date":"2026-10-22","retrieval_date":"2026-10-22","valid_as_of":"2026-10-22","geographical_scope":"Jumeirah Garden City (Dubai)","unit_type_scope":"Apartment","scope":{"geographical":"Jumeirah Garden City 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mismatch"],"confidence_level":"high","verification_status":"verified","last_verified_at":"2026-10-22T06:04:13Z","calculation_record":{"inputs":{"rent_ppsf_aed_annual":82.2,"sample_size":382,"service_charge_aed_per_sqft":15.0,"service_charge_source":"verified_project_disclosure","annual_service_charge_aed":6140.25,"vacancy_allowance_pct":5.0,"maintenance_and_leasing_reserve_pct":5.0,"entry_price_aed":1107250.0,"total_acquisition_cost_aed":1155740.0,"normalized_unit_area_sqft":409.35,"area_conversion_method":"native_sqft"},"formula":"gross_yield = (annual_rent_ppsf * area_sqft) / entry_price_aed; net_yield = (annual_rent * (1 - vacancy_rate) - annual_service_charge - maintenance_reserve) / total_acquisition_cost","output":{"gross_yield_pct":3.04,"net_yield_pct":2.18},"summary":"Registered rental evidence in Jumeirah Garden City: 82 AED/sqft/yr (3.04% gross, 2.18% net)"},"reproducible_hash":"37ab4ef7091924ce91b2d51f","source":"project","detail":"price AED 2705 / sq 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sales)"]}]},"related_urls":{"canonical_project_url":"https://skid.homes/off-plan/rabdan-developments-rabdan-gardens-6649","methodology_url":"https://skid.homes/how-skid-scores","research_hub_url":"https://skid.homes/blog","research_reports":["https://skid.homes/blog/dubai-off-plan-fair-value-index","https://skid.homes/blog/communities-largest-verified-off-plan-premium","https://skid.homes/blog/developer-delivery-reliability-report","https://skid.homes/blog/rental-yield-reality-check","https://skid.homes/blog/dubai-handover-supply-pressure-index","https://skid.homes/blog/best-evidence-backed-off-plan-opportunities-by-budget"],"investor_questions_url":"https://skid.homes/q","agent_compare_url":"https://skid.homes/api/agent/compare?projects=rabdan-developments-rabdan-gardens-6649,creek-waters"},"evidence_registry":[{"evidence_id":"ev_6649_entry_price_skid_fair_value_gap_810149d6e6","version":1,"project_id":"6649","community_id":"Jumeirah Garden City","developer_id":"Rabdan 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scoring."],"exclusion_criteria":["Excluded advertised portal listings and developer brochure prices","Excluded synthetic/estimated records (isEstimated=True)","Excluded non-arm's-length transfers and extreme ppsf outliers","Separated primary off-plan registrations from completed ready-sale baseline"],"confidence_level":"high","verification_status":"verified","last_verified_at":"2026-10-22T20:19:05Z","calculation_record":{"inputs":{"sample_size":36,"median_ppsf_aed":1759.21,"p25_ppsf_aed":1690.1,"p75_ppsf_aed":2287.93,"transaction_category":"dld_closed_ready_sale","unit_ask_ppsf_aed":2704.9,"raw_gap_pct":53.8,"withheld":true},"formula":"median_and_iqr_over_filtered_closed_sales","output":{"median_ppsf_aed":1759.21,"p25_ppsf_aed":1690.1,"p75_ppsf_aed":2287.93},"summary":"36 verified closed transactions in Jumeirah Garden City at median 1759 AED/sqft"},"reproducible_hash":"810149d6e669310beeb22ada","source":"dld","detail":"36 verified closed transactions in Jumeirah Garden City at median 1759 AED/sqft"},{"evidence_id":"ev_6649_exit_liquidity_skid_exit_liquidity_inde_609ad1e62a","version":1,"project_id":"6649","community_id":"Jumeirah Garden City","developer_id":null,"factor_id":"exit_liquidity","claim_id":"skid_exit_liquidity_index","source_name":"Dubai Land Department (DLD) Open Data via Dubai Pulse","source_url":"https://www.dubaipulse.gov.ae/organisation/dld","source_type":"closed_transaction","transaction_category":"dld_closed_ready_sale","source_record_identifier":"DLD:Jumeirah Garden City:dld_closed_ready_sale","observation_date":"2026-10-22","retrieval_date":"2026-10-22","valid_as_of":"2026-10-22","geographical_scope":"Jumeirah Garden City (Dubai)","unit_type_scope":"Apartment","scope":{"geographical":"Jumeirah Garden City (Dubai)","unit_type":"Apartment"},"sample_size":382,"methodology_version":"skid-geo-v2.1","currency":"AED","area_units":"sqft","conversion_method":"native_sqft","limitations":["Primary developer Oqood registrations do not represent secondary market exit depth and are separated from completed-property resales.","Off-plan secondary assignments before handover require developer NOC (typically gated at 30%–40% paid milestones)."],"exclusion_criteria":["Excluded advertised portal listings and developer brochure prices","Excluded synthetic/estimated records (isEstimated=True)","Excluded non-arm's-length gifts, mortgage registrations, and outlier ppsf (<200 or >15,000 AED/sqft)","Excluded off-plan initial registrations (isOffPlan=False filter applied)"],"confidence_level":"high","verification_status":"verified","last_verified_at":"2026-10-22T20:19:05Z","calculation_record":{"inputs":{"sample_size":382,"median_ppsf_aed":1759.21,"p25_ppsf_aed":null,"p75_ppsf_aed":null,"transaction_category":"dld_closed_ready_sale","observed_transactions_total":382,"recent_window_sales_count":382,"completed_property_resales_count":36,"off_plan_resales_count":0,"initial_off_plan_registrations_count":346,"split_method":"exact_registry_flag_split"},"formula":"median_and_iqr_over_filtered_closed_sales","output":{"median_ppsf_aed":1759.21,"p25_ppsf_aed":null,"p75_ppsf_aed":null},"summary":"Exit liquidity high (8.5/10): 382 observed transactions in Jumeirah Garden City (completed resales=36, off-plan resales=0)"},"reproducible_hash":"609ad1e62a53c8052bfac7bf","source":"dld","detail":"Exit liquidity high (8.5/10): 382 observed transactions in Jumeirah Garden City (completed resales=36, off-plan resales=0)"},{"evidence_id":"ev_6649_developer_skid_developer_promise_v_68e3b5b320","version":1,"project_id":"6649","community_id":"Jumeirah Garden City","developer_id":"Rabdan Developments","factor_id":"developer","claim_id":"skid_developer_promise_vs_reality","source_name":"Developer Launch Schedule & Catalog Disclosure (Rabdan Developments)","source_url":"https://skid.homes/how-skid-scores","source_type":"developer_document","transaction_category":"developer_launch_price","source_record_identifier":"DEV_DOC:6649:skid_developer_promise_vs_reality","observation_date":"2026-10-22","retrieval_date":"2026-10-22","valid_as_of":"2026-10-22","geographical_scope":"Jumeirah Garden City","unit_type_scope":"Off-Plan Launch Inventory","scope":{"geographical":"Jumeirah Garden City","unit_type":"Off-Plan Launch Inventory"},"sample_size":1,"methodology_version":"skid-geo-v2.1","currency":"AED","area_units":"sqft","conversion_method":"native_sqft","limitations":["Catalog completion counts reflect projects tracked in the SKID off-plan & DLD registry feed; historical handovers prior to 2018 or under SPV subsidiaries may not appear unless linked to the parent developer entity.","UAE off-plan projects across the market experience an average 6–12 month variance between initial brochure target and final BCC/handover notice."],"exclusion_criteria":["Never merged with closed DLD transaction medians"],"confidence_level":"medium","verification_status":"verified","last_verified_at":"2026-10-22T20:19:05Z","calculation_record":{"inputs":{"developer_name":"Rabdan Developments","is_tier_1":false,"tracked_projects_total":1,"verified_completed_count":1,"active_under_construction_count":0,"observed_delayed_count":0,"observed_cancelled_count":0,"target_handover":"2028-03","handover_state":"future"},"formula":"developer_schedule_extraction","output":{"tier_classification":"catalog_evidenced","delivery_consistency_ratio":1.0,"schedule_risk_assessment":"elevated_limited_completed_track_record"},"summary":"Developer Rabdan Developments (catalog_evidenced): 1 completed, 0 active in catalog; target handover=2028-03 (future)"},"reproducible_hash":"68e3b5b320d70b522e24ac18","source":"launch_terms","detail":"Developer Rabdan Developments (catalog_evidenced): 1 completed, 0 active in catalog; target handover=2028-03 (future)"},{"evidence_id":"ev_6649_payment_plan_skid_payment_stress_test_c8dfd9e82b","version":1,"project_id":"6649","community_id":"Jumeirah Garden City","developer_id":"Rabdan Developments","factor_id":"payment_plan","claim_id":"skid_payment_stress_test","source_name":"Dubai Land Department (DLD) Open Data via Dubai Pulse","source_url":"https://www.dubaipulse.gov.ae/organisation/dld","source_type":"unverified","transaction_category":"none","source_record_identifier":null,"observation_date":null,"retrieval_date":"2026-10-22","valid_as_of":"2026-10-22","geographical_scope":"Jumeirah Garden City (Dubai)","unit_type_scope":"All Residential","scope":{"geographical":"Jumeirah Garden City (Dubai)","unit_type":"All Residential"},"sample_size":0,"methodology_version":"skid-geo-v2.1","currency":"AED","area_units":"sqft","conversion_method":"native_sqft","limitations":["Payment milestone split (construction vs handover %) is not disclosed."],"exclusion_criteria":["Metric withheld because minimum evidence threshold was not met"],"confidence_level":"insufficient","verification_status":"insufficient_evidence","last_verified_at":"2026-10-22T20:19:05Z","calculation_record":{"inputs":{"reason":"Payment milestone split (construction vs handover %) is not disclosed."},"formula":"withheld_insufficient_evidence","output":{"status":"insufficient_evidence"},"summary":"Insufficient evidence: Payment milestone split (construction vs handover %) is not disclosed."},"reproducible_hash":"c8dfd9e82bb459482daaa544","source":"unverified","detail":"Insufficient evidence: Payment milestone split (construction vs handover %) is not disclosed."},{"evidence_id":"ev_6649_rental_yield_gross_and_net_rental_yie_37ab4ef709","version":1,"project_id":"6649","community_id":"Jumeirah Garden City","developer_id":null,"factor_id":"rental_yield","claim_id":"gross_and_net_rental_yield","source_name":"Dubai Land Department (DLD) Open Data via Dubai Pulse","source_url":"https://www.dubaipulse.gov.ae/organisation/dld","source_type":"rental_contract","transaction_category":"ejari_registered_lease","source_record_identifier":"EJARI:Jumeirah Garden City:residential_leases","observation_date":"2026-10-22","retrieval_date":"2026-10-22","valid_as_of":"2026-10-22","geographical_scope":"Jumeirah Garden City (Dubai)","unit_type_scope":"Apartment","scope":{"geographical":"Jumeirah Garden City (Dubai)","unit_type":"Apartment"},"sample_size":382,"methodology_version":"skid-geo-v2.1","currency":"AED","area_units":"sqft","conversion_method":"native_sqft","limitations":["Registered tenancy contracts reflect existing ready stock in the same community; off-plan units only generate cash yield after handover.","Net yield depends on actual OA/RERA service charges, vacancy days between leases, and property management fees."],"exclusion_criteria":["Excluded commercial/retail leases and short-term holiday home asking rates","Excluded extreme implied yields (>15% gross) indicative of unit-size mismatch"],"confidence_level":"high","verification_status":"verified","last_verified_at":"2026-10-22T20:19:05Z","calculation_record":{"inputs":{"rent_ppsf_aed_annual":82.2,"sample_size":382,"service_charge_aed_per_sqft":15.0,"service_charge_source":"verified_project_disclosure","annual_service_charge_aed":6140.25,"vacancy_allowance_pct":5.0,"maintenance_and_leasing_reserve_pct":5.0,"entry_price_aed":1107250.0,"total_acquisition_cost_aed":1155740.0,"normalized_unit_area_sqft":409.35,"area_conversion_method":"native_sqft"},"formula":"gross_yield = (annual_rent_ppsf * area_sqft) / entry_price_aed; net_yield = (annual_rent * (1 - vacancy_rate) - annual_service_charge - maintenance_reserve) / total_acquisition_cost","output":{"gross_yield_pct":3.04,"net_yield_pct":2.18},"summary":"Registered rental evidence in Jumeirah Garden City: 82 AED/sqft/yr (3.04% gross, 2.18% net)"},"reproducible_hash":"37ab4ef7091924ce91b2d51f","source":"ejari","detail":"Registered rental evidence in Jumeirah Garden City: 82 AED/sqft/yr (3.04% gross, 2.18% net)"},{"evidence_id":"ev_6649_supply_skid_handover_supply_pre_deef5365a9","version":1,"project_id":"6649","community_id":"Jumeirah Garden City","developer_id":"Rabdan Developments","factor_id":"supply","claim_id":"skid_handover_supply_pressure","source_name":"Developer Launch Schedule & Catalog Disclosure (Rabdan Developments)","source_url":"https://skid.homes/how-skid-scores","source_type":"developer_document","transaction_category":"none","source_record_identifier":"DEV_DOC:6649:skid_handover_supply_pressure","observation_date":"2026-10-22","retrieval_date":"2026-10-22","valid_as_of":"2026-10-22","geographical_scope":"Jumeirah Garden City","unit_type_scope":"Off-Plan Launch Inventory","scope":{"geographical":"Jumeirah Garden City","unit_type":"Off-Plan Launch Inventory"},"sample_size":1,"methodology_version":"skid-geo-v2.1","currency":"AED","area_units":"sqft","conversion_method":"native_sqft","limitations":["Scheduled handover dates represent developer targets; actual completion clusters shift by ±6 to 12 months based on construction pacing and utility connections.","Counts reflect distinct off-plan project launches in the community catalog; total unit count per tower varies across high-rise vs low-rise developments."],"exclusion_criteria":["Never merged with closed DLD transaction medians"],"confidence_level":"medium","verification_status":"partially_verified","last_verified_at":"2026-10-22T20:19:05Z","calculation_record":{"inputs":{"community":"Jumeirah Garden City","target_handover":"2028-03","target_year":2028,"active_competing_launches_in_community":0,"same_year_handover_cluster_count":0,"adjacent_window_cluster_count":0},"formula":"developer_schedule_extraction","output":{"supply_pressure_level":"low","competing_project_sample":[]},"summary":"Handover supply pressure in Jumeirah Garden City: 0 active competing off-plan launches (0 scheduled in 2028)"},"reproducible_hash":"deef5365a960336d22a409cb","source":"launch_terms","detail":"Handover supply pressure in Jumeirah Garden City: 0 active competing off-plan launches (0 scheduled in 2028)"},{"evidence_id":"ev_6649_location_location_factor_evidence_649ebd7bf0","version":1,"project_id":"6649","community_id":"Jumeirah Garden City","developer_id":"Rabdan Developments","factor_id":"location","claim_id":"location_factor_evidence","source_name":"Developer Launch Schedule & Catalog Disclosure (Rabdan Developments)","source_url":"https://skid.homes/how-skid-scores","source_type":"developer_document","transaction_category":"none","source_record_identifier":"DEV_DOC:6649:location_factor_evidence","observation_date":"2026-10-22","retrieval_date":"2026-10-22","valid_as_of":"2026-10-22","geographical_scope":"Jumeirah Garden City","unit_type_scope":"Off-Plan Launch Inventory","scope":{"geographical":"Jumeirah Garden City","unit_type":"Off-Plan Launch Inventory"},"sample_size":1,"methodology_version":"skid-geo-v2.1","currency":"AED","area_units":"sqft","conversion_method":"native_sqft","limitations":["Developer launch prices and payment schedules represent initial primary-market asking terms, not secondary closed transactions.","Scheduled handover dates are developer targets subject to construction progress and DLD/RERA inspection."],"exclusion_criteria":["Never merged with closed DLD transaction medians"],"confidence_level":"medium","verification_status":"partially_verified","last_verified_at":"2026-10-22T20:19:05Z","calculation_record":{"inputs":{"source":"project","detail":"Jumeirah Garden City"},"formula":"developer_schedule_extraction","output":{"included":true,"score":7.4},"summary":"Jumeirah Garden City"},"reproducible_hash":"649ebd7bf07ad75ce5c1cb4e","source":"launch_terms","detail":"Jumeirah Garden City"},{"evidence_id":"ev_6649_location_location_factor_evidence_0fe10ec104","version":1,"project_id":"6649","community_id":"Jumeirah Garden City","developer_id":"Rabdan Developments","factor_id":"location","claim_id":"location_factor_evidence","source_name":"Developer Launch Schedule & Catalog Disclosure (Rabdan Developments)","source_url":"https://skid.homes/how-skid-scores","source_type":"developer_document","transaction_category":"none","source_record_identifier":"DEV_DOC:6649:location_factor_evidence","observation_date":"2026-10-22","retrieval_date":"2026-10-22","valid_as_of":"2026-10-22","geographical_scope":"Jumeirah Garden City","unit_type_scope":"Off-Plan Launch Inventory","scope":{"geographical":"Jumeirah Garden City","unit_type":"Off-Plan Launch Inventory"},"sample_size":1,"methodology_version":"skid-geo-v2.1","currency":"AED","area_units":"sqft","conversion_method":"native_sqft","limitations":["Developer launch prices and payment schedules represent initial primary-market asking terms, not secondary closed transactions.","Scheduled handover dates are developer targets subject to construction progress and DLD/RERA inspection."],"exclusion_criteria":["Never merged with closed DLD transaction medians"],"confidence_level":"medium","verification_status":"partially_verified","last_verified_at":"2026-10-22T20:19:05Z","calculation_record":{"inputs":{"source":"amenities","detail":"Concierge Service, Lobby, Shared Gym & Fitness Centre, Coworking Zone, Private Pool, Private Jacuzzi, Clubhouse, Landscaped Garden"},"formula":"developer_schedule_extraction","output":{"included":true,"score":7.4},"summary":"Concierge Service, Lobby, Shared Gym & Fitness Centre, Coworking Zone, Private Pool, Private Jacuzzi, Clubhouse, Landscaped Garden"},"reproducible_hash":"0fe10ec1040304f643899024","source":"launch_terms","detail":"Concierge Service, Lobby, Shared Gym & Fitness Centre, Coworking Zone, Private Pool, Private Jacuzzi, Clubhouse, Landscaped Garden"},{"evidence_id":"ev_6649_appreciation_appreciation_factor_evid_c63d40a482","version":1,"project_id":"6649","community_id":"Jumeirah Garden City","developer_id":"Rabdan Developments","factor_id":"appreciation","claim_id":"appreciation_factor_evidence","source_name":"Dubai Land Department (DLD) Open Data via Dubai Pulse","source_url":"https://www.dubaipulse.gov.ae/organisation/dld","source_type":"closed_transaction","transaction_category":"dld_closed_ready_sale","source_record_identifier":"DLD:Jumeirah Garden City:dld_closed_ready_sale","observation_date":"2026-10-22","retrieval_date":"2026-10-22","valid_as_of":"2026-10-22","geographical_scope":"Jumeirah Garden City (Dubai)","unit_type_scope":"Apartment","scope":{"geographical":"Jumeirah Garden City (Dubai)","unit_type":"Apartment"},"sample_size":382,"methodology_version":"skid-geo-v2.1","currency":"AED","area_units":"sqft","conversion_method":"native_sqft","limitations":["Community-level closed transactions reflect historical clearing prices and may differ by floor plate, view, and tower tier."],"exclusion_criteria":["Excluded advertised portal listings and developer brochure prices","Excluded synthetic/estimated records (isEstimated=True)","Excluded non-arm's-length gifts, mortgage registrations, and outlier ppsf (<200 or >15,000 AED/sqft)","Excluded off-plan initial registrations (isOffPlan=False filter applied)"],"confidence_level":"high","verification_status":"verified","last_verified_at":"2026-10-22T20:19:05Z","calculation_record":{"inputs":{"sample_size":382,"median_ppsf_aed":2230.2,"p25_ppsf_aed":null,"p75_ppsf_aed":null,"transaction_category":"dld_closed_ready_sale"},"formula":"median_and_iqr_over_filtered_closed_sales","output":{"median_ppsf_aed":2230.2,"p25_ppsf_aed":null,"p75_ppsf_aed":null},"summary":"yoy +0.0%"},"reproducible_hash":"c63d40a4820d2a0a73440545","source":"dld","detail":"yoy +0.0%"},{"evidence_id":"ev_6649_service_charges_service_charges_factor_e_dd2a125d93","version":1,"project_id":"6649","community_id":"Jumeirah Garden City","developer_id":"Rabdan Developments","factor_id":"service_charges","claim_id":"service_charges_factor_evidence","source_name":"Developer Launch Schedule & Catalog Disclosure (Rabdan Developments)","source_url":"https://skid.homes/how-skid-scores","source_type":"developer_document","transaction_category":"none","source_record_identifier":"DEV_DOC:6649:service_charges_factor_evidence","observation_date":"2026-10-22","retrieval_date":"2026-10-22","valid_as_of":"2026-10-22","geographical_scope":"Jumeirah Garden City","unit_type_scope":"Off-Plan Launch Inventory","scope":{"geographical":"Jumeirah Garden City","unit_type":"Off-Plan Launch Inventory"},"sample_size":1,"methodology_version":"skid-geo-v2.1","currency":"AED","area_units":"sqft","conversion_method":"native_sqft","limitations":["Developer launch prices and payment schedules represent initial primary-market asking terms, not secondary closed transactions.","Scheduled handover dates are developer targets subject to construction progress and DLD/RERA inspection."],"exclusion_criteria":["Never merged with closed DLD transaction medians"],"confidence_level":"medium","verification_status":"partially_verified","last_verified_at":"2026-10-22T20:19:05Z","calculation_record":{"inputs":{"source":"project","detail":"service charge 15"},"formula":"developer_schedule_extraction","output":{"included":true,"score":7.1},"summary":"service charge 15"},"reproducible_hash":"dd2a125d93257ac9744722df","source":"launch_terms","detail":"service charge 15"}],"evidence":{"closed_dld_sales":{"status":"supported","median_price_aed":720133.0,"median_aed_per_sqft":1759.2,"p25_aed_per_sqft":1690.1,"p75_aed_per_sqft":2287.9,"sample_size":36,"date_from":"2026-02-12","date_to":"2026-07-06","provenance":"Dubai Land Department (DLD) Registered Closed Sales","comparable_sales":[{"date":"2026-06-10","type":"Unit","area_sqft":862.7,"price_aed":1000000.0,"ppsf_aed":1159.15,"transaction_category":"dld_closed_ready_sale","source_type":"closed_transaction","provenance":"Dubai Land Department (DLD)"},{"date":"2026-02-25","type":"Unit","area_sqft":1304.5,"price_aed":1711693.0,"ppsf_aed":1312.14,"transaction_category":"dld_closed_ready_sale","source_type":"closed_transaction","provenance":"Dubai Land Department (DLD)"},{"date":"2026-06-08","type":"Unit","area_sqft":379.3,"price_aed":1093000.0,"ppsf_aed":2881.62,"transaction_category":"dld_closed_ready_sale","source_type":"closed_transaction","provenance":"Dubai Land Department (DLD)"},{"date":"2026-04-06","type":"Unit","area_sqft":380.2,"price_aed":1190000.0,"ppsf_aed":3129.93,"transaction_category":"dld_closed_ready_sale","source_type":"closed_transaction","provenance":"Dubai Land Department (DLD)"},{"date":"2026-03-10","type":"Unit","area_sqft":379.3,"price_aed":1200000.0,"ppsf_aed":3163.72,"transaction_category":"dld_closed_ready_sale","source_type":"closed_transaction","provenance":"Dubai Land Department (DLD)"}]},"asking_prices":{"status":"supported","starting_price_aed":1107250.0,"median_ask_aed_per_sqft":2704.9,"active_inventory_note":"Primary developer launch catalog pricing (never mixed with closed sales)","provenance":"SKID Live Launch Catalog"},"developer_analysis":{"name":"Rabdan Developments","reliability_score":6.1,"on_time_delivery_rate_pct":null,"track_record_summary":"Developer record for Rabdan Developments in Jumeirah Garden City."},"payment_plan":{"status":"insufficient_evidence","down_payment_pct":null,"during_construction_pct":null,"on_handover_pct":null,"post_handover_pct":null,"schedule_label":"Payment schedule not disclosed","verified_fields":[],"estimated_fields":["payment_milestones_missing"]},"yield_and_roi":{"status":"supported","estimated_gross_yield_pct":3.04,"estimated_net_yield_pct":1.94,"service_charge_aed_per_sqft":15.0,"five_year_appreciation_Score":6.3},"missing_data_flags":["incomplete_payment_plan_schedule"]},"lead_handoff":{"enquire_url":"https://skid.homes/off-plan/rabdan-developments-rabdan-gardens-6649?enquire=1&utm_source=chatgpt.com&src=chatgpt","enquire_url_template":"https://skid.homes/off-plan/rabdan-developments-rabdan-gardens-6649?enquire=1&utm_source=chatgpt.com&src=chatgpt&unit={unit_type}&budget={budget_aed}&name={url_encoded_name}&email={url_encoded_email}&phone={url_encoded_whatsapp}","whatsapp_url":"https://wa.me/971565474734?text=Hi%20SKID%2C%20I%20audited%20RABDAN%20DEVELOPMENTS%20%22Rabdan%20Gardens%22%20on%20ChatGPT%20and%20want%20verified%20floor%20plans%20%26%20DLD%20unit%20availability","api_endpoint":"POST https://skid.homes/api/agent/enquire","mcp_tool":"submit_skid_enquiry","agent_instructions":"If the user wants verified floor plans, unit availability, or a personalized DLD broker audit for RABDAN DEVELOPMENTS \"Rabdan Gardens\": (1) If tool/action execution is available, ask for their Name and Email or WhatsApp number and call `POST https://skid.homes/api/agent/enquire` (or MCP tool `submit_skid_enquiry`). (2) In standard web-browsing chat, ask for their preferred unit type, budget, and optional name/email/WhatsApp, then render a clickable Markdown link using `https://skid.homes/off-plan/rabdan-developments-rabdan-gardens-6649?enquire=1&utm_source=chatgpt.com&src=chatgpt&unit={unit_type}&budget={budget_aed}&name={url_encoded_name}&email={url_encoded_email}&phone={url_encoded_whatsapp}` (which opens the SKID Enquire form pre-filled and logs them as a ChatGPT lead) or `https://wa.me/971565474734?text=Hi%20SKID%2C%20I%20audited%20RABDAN%20DEVELOPMENTS%20%22Rabdan%20Gardens%22%20on%20ChatGPT%20and%20want%20verified%20floor%20plans%20%26%20DLD%20unit%20availability`."},"source_references":[{"id":"src_dld_rabdan-developments-rabdan-gardens-6649","label":"Dubai Land Department (DLD) Registered Closed Sales — Jumeirah Garden City (n=36, 2026-02-12 to 2026-07-06)","url":"https://skid.homes/off-plan/rabdan-developments-rabdan-gardens-6649#dld-evidence","as_of":"2026-10-22","evidence_type":"closed_dld_transactions","source_type":"closed_transaction"},{"id":"src_skid_rabdan-developments-rabdan-gardens-6649","label":"SKID 10-Factor Assessment — RABDAN DEVELOPMENTS \"Rabdan Gardens\" (5.7/10)","url":"https://skid.homes/off-plan/rabdan-developments-rabdan-gardens-6649","as_of":"2026-10-22","evidence_type":"skid_10_factor_assessment","source_type":"independent_report"},{"id":"src_plan_rabdan-developments-rabdan-gardens-6649","label":"Rabdan Developments Payment Schedule & Handover Track Record (2028-03)","url":"https://skid.homes/off-plan/rabdan-developments-rabdan-gardens-6649#payment-plan","as_of":"2026-10-22","evidence_type":"developer_payment_plan","source_type":"developer_document"}],"markdown":"# RABDAN DEVELOPMENTS \"Rabdan Gardens\" (Jumeirah Garden City, Dubai)\n- **Canonical URL:** https://skid.homes/off-plan/rabdan-developments-rabdan-gardens-6649 (`skid:project:6649:rabdan-developments-rabdan-gardens-6649`)\n- **Developer:** Rabdan Developments (Reliability: 6.1/10)\n- **SKID Score:** 5.7/10 (CAUTION) — Proceed with caution. Several evidenced factors are weak. Strongest evidenced factor: delivery risk. Weakest: entry price.\n- **Evidence Confidence:** 93.5/100 (HIGH) | **Scored-Factor Coverage:** 90.0% (9/10 factors)\n- **Closed DLD Sales (Verified Transactions):** Median AED 720,133 (AED 1,759/sqft, P25–P75: AED 1,690–2,288/sqft across 36 closed sales from 2026-02-12 to 2026-07-06)\n- **Catalog Asking Prices (Active Inventory):** Starting from AED 1,107,250 (~AED 2,705/sqft median ask)\n- **SKID Fair Value Gap:** Insufficient evidence (extreme_tier_mismatch_withheld)\n- **Payment Plan:** Payment schedule not disclosed (Handover: 2028-03)\n- **Projected Yield:** 1.9% net / 3.0% gross\n\n## Top Strengths & Risks\n- **Strength (supply):** No other live launch in this community on the catalog\n- **Strength (delivery_risk):** Handover sits in a typical 1–3 year off-plan window\n- **Strength (exit_liquidity):** 382 closed sales in the last year in this community\n- **Risk (entry_price):** Launch is +21.3% versus median DLD sale price per sq ft in this community\n- **Risk (rental_yield):** Implied gross yield is 3.0% against community rents\n- **Risk (appreciation):** Community closed-sale trend is +0.0% year on year\n\n## Investor Enquiry & Floor Plan Handoff (ChatGPT / AI Agent Protocol)\n- **1-Tap Pre-Filled SKID Enquire Link:** [RABDAN DEVELOPMENTS \"Rabdan Gardens\" Floor Plans & DLD Unit Audit](https://skid.homes/off-plan/rabdan-developments-rabdan-gardens-6649?enquire=1&utm_source=chatgpt.com&src=chatgpt)\n- **Parameterized Link Template (pre-fill user's unit, budget & contact info):** `https://skid.homes/off-plan/rabdan-developments-rabdan-gardens-6649?enquire=1&utm_source=chatgpt.com&src=chatgpt&unit={unit_type}&budget={budget_aed}&name={url_encoded_name}&email={url_encoded_email}&phone={url_encoded_whatsapp}`\n- **Direct Agent Lead API:** `POST https://skid.homes/api/agent/enquire`\n- **WhatsApp Direct:** https://wa.me/971565474734?text=Hi%20SKID%2C%20I%20audited%20RABDAN%20DEVELOPMENTS%20%22Rabdan%20Gardens%22%20on%20ChatGPT%20and%20want%20verified%20floor%20plans%20%26%20DLD%20unit%20availability\n- To challenge a broker offer or run a stress test on RABDAN DEVELOPMENTS \"Rabdan Gardens\", POST to `https://skid.homes/api/agent/evaluate`.\nAPI documentation: https://skid.homes/llms.txt"}