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Realty)","source_url":"https://skid.homes/how-skid-scores","source_type":"developer_document","transaction_category":"developer_launch_price","source_record_identifier":"DEV_DOC:2682:skid_developer_promise_vs_reality","observation_date":"2026-10-22","retrieval_date":"2026-10-22","valid_as_of":"2026-10-22","geographical_scope":"Sobha Elwood","unit_type_scope":"Off-Plan Launch Inventory","scope":{"geographical":"Sobha Elwood","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":"2026-10-22T20:19:06Z","calculation_record":{"inputs":{"developer_name":"Sobha Realty","is_tier_1":true,"tracked_projects_total":1,"verified_completed_count":1,"active_under_construction_count":0,"observed_delayed_count":0,"observed_cancelled_count":0,"target_handover":"2028-06","handover_state":"future"},"formula":"developer_schedule_extraction","output":{"tier_classification":"tier_1_established","delivery_consistency_ratio":1.0,"schedule_risk_assessment":"moderate_standard_construction_horizon"},"summary":"Developer Sobha Realty (tier_1_established): 1 completed, 0 active in catalog; target handover=2028-06 (future)"},"reproducible_hash":"6afedcc03696e8b3d45d2d9c","source":"launch_terms","detail":"Developer Sobha Realty (tier_1_established): 1 completed, 0 active in catalog; target handover=2028-06 (future)"},{"evidence_id":"ev_2682_payment_plan_skid_payment_stress_test_4dfe2eb37f","version":1,"project_id":"2682","community_id":"Sobha Elwood","developer_id":"Sobha Realty","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":"Sobha Elwood (Dubai)","unit_type_scope":"All Residential","scope":{"geographical":"Sobha Elwood (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":"2026-10-22T20:19:06Z","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":"4dfe2eb37f24e73edaf79d1d","source":"unverified","detail":"Insufficient evidence: Payment milestone split (construction vs handover %) is not disclosed."},{"evidence_id":"ev_2682_rental_yield_skid_rental_evidence_8ecdfa6aa6","version":1,"project_id":"2682","community_id":"Sobha Elwood","developer_id":null,"factor_id":"rental_yield","claim_id":"skid_rental_evidence","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":"Sobha Elwood (Dubai)","unit_type_scope":"All Residential","scope":{"geographical":"Sobha Elwood (Dubai)","unit_type":"All Residential"},"sample_size":0,"methodology_version":"skid-geo-v2.1","currency":"AED","area_units":"sqft","conversion_method":"native_sqft","limitations":["Insufficient registered rental contracts in Sobha Elwood (no_rent)."],"exclusion_criteria":["Metric withheld because minimum evidence threshold was not met"],"confidence_level":"insufficient","verification_status":"insufficient_evidence","last_verified_at":"2026-10-22T20:19:06Z","calculation_record":{"inputs":{"reason":"Insufficient registered rental contracts in Sobha Elwood (no_rent)."},"formula":"withheld_insufficient_evidence","output":{"status":"insufficient_evidence"},"summary":"Insufficient evidence: Insufficient registered rental contracts in Sobha Elwood (no_rent)."},"reproducible_hash":"8ecdfa6aa69a4438483b70c9","source":"unverified","detail":"Insufficient evidence: Insufficient registered rental contracts in Sobha Elwood (no_rent)."},{"evidence_id":"ev_2682_supply_skid_handover_supply_pre_dcd7ed5844","version":1,"project_id":"2682","community_id":"Sobha Elwood","developer_id":"Sobha Realty","factor_id":"supply","claim_id":"skid_handover_supply_pressure","source_name":"Developer Launch Schedule & Catalog Disclosure (Sobha Realty)","source_url":"https://skid.homes/how-skid-scores","source_type":"developer_document","transaction_category":"none","source_record_identifier":"DEV_DOC:2682:skid_handover_supply_pressure","observation_date":"2026-10-22","retrieval_date":"2026-10-22","valid_as_of":"2026-10-22","geographical_scope":"Sobha Elwood","unit_type_scope":"Off-Plan Launch Inventory","scope":{"geographical":"Sobha Elwood","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":"2026-10-22T20:19:06Z","calculation_record":{"inputs":{"community":"Sobha Elwood","target_handover":"2028-06","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 Sobha Elwood: 0 active competing off-plan launches (0 scheduled in 2028)"},"reproducible_hash":"dcd7ed5844ce6f893de03ffe","source":"launch_terms","detail":"Handover supply pressure in Sobha Elwood: 0 active competing off-plan launches (0 scheduled in 2028)"},{"evidence_id":"ev_2682_location_location_factor_evidence_d9362beb37","version":1,"project_id":"2682","community_id":"Sobha Elwood","developer_id":"Sobha Realty","factor_id":"location","claim_id":"location_factor_evidence","source_name":"Developer Launch Schedule & Catalog Disclosure (Sobha Realty)","source_url":"https://skid.homes/how-skid-scores","source_type":"developer_document","transaction_category":"none","source_record_identifier":"DEV_DOC:2682:location_factor_evidence","observation_date":"2026-10-22","retrieval_date":"2026-10-22","valid_as_of":"2026-10-22","geographical_scope":"Sobha Elwood","unit_type_scope":"Off-Plan Launch Inventory","scope":{"geographical":"Sobha Elwood","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":"2026-10-22T20:19:06Z","calculation_record":{"inputs":{"source":"project","detail":"Sobha Elwood"},"formula":"developer_schedule_extraction","output":{"included":true,"score":6.5},"summary":"Sobha Elwood"},"reproducible_hash":"d9362beb37c283912e35662f","source":"launch_terms","detail":"Sobha Elwood"},{"evidence_id":"ev_2682_location_location_factor_evidence_159b2d9567","version":1,"project_id":"2682","community_id":"Sobha Elwood","developer_id":"Sobha Realty","factor_id":"location","claim_id":"location_factor_evidence","source_name":"Developer Launch Schedule & Catalog Disclosure (Sobha Realty)","source_url":"https://skid.homes/how-skid-scores","source_type":"developer_document","transaction_category":"none","source_record_identifier":"DEV_DOC:2682:location_factor_evidence","observation_date":"2026-10-22","retrieval_date":"2026-10-22","valid_as_of":"2026-10-22","geographical_scope":"Sobha Elwood","unit_type_scope":"Off-Plan Launch Inventory","scope":{"geographical":"Sobha Elwood","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":"2026-10-22T20:19:06Z","calculation_record":{"inputs":{"source":"amenities","detail":"Shared Pool, Kids’ Play Area, Leisure Areas, Retail Outlets, Basketball Court, Social Zone, Recreational Areas, Jogging Tracks"},"formula":"developer_schedule_extraction","output":{"included":true,"score":6.5},"summary":"Shared Pool, Kids’ Play Area, Leisure Areas, Retail Outlets, Basketball Court, Social Zone, Recreational Areas, Jogging Tracks"},"reproducible_hash":"159b2d9567ee6a195a1de728","source":"launch_terms","detail":"Shared Pool, Kids’ Play Area, Leisure Areas, Retail Outlets, Basketball Court, Social Zone, Recreational Areas, Jogging Tracks"},{"evidence_id":"ev_2682_service_charges_service_charges_factor_e_cecdb318fd","version":1,"project_id":"2682","community_id":"Sobha Elwood","developer_id":"Sobha Realty","factor_id":"service_charges","claim_id":"service_charges_factor_evidence","source_name":"Developer Launch Schedule & Catalog Disclosure (Sobha Realty)","source_url":"https://skid.homes/how-skid-scores","source_type":"developer_document","transaction_category":"none","source_record_identifier":"DEV_DOC:2682:service_charges_factor_evidence","observation_date":"2026-10-22","retrieval_date":"2026-10-22","valid_as_of":"2026-10-22","geographical_scope":"Sobha Elwood","unit_type_scope":"Off-Plan Launch Inventory","scope":{"geographical":"Sobha Elwood","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":"2026-10-22T20:19:06Z","calculation_record":{"inputs":{"source":"project","detail":"service charge 5"},"formula":"developer_schedule_extraction","output":{"included":true,"score":8.6},"summary":"service charge 5"},"reproducible_hash":"cecdb318fd7213ba1ab361eb","source":"launch_terms","detail":"service charge 5"}],"evidence":{"closed_dld_sales":{"status":"insufficient_evidence","median_price_aed":null,"median_aed_per_sqft":null,"p25_aed_per_sqft":null,"p75_aed_per_sqft":null,"sample_size":0,"date_from":null,"date_to":null,"provenance":"Insufficient verified DLD closed transactions in Sobha Elwood (n=0; never estimated from asking prices)","comparable_sales":[]},"asking_prices":{"status":"supported","starting_price_aed":14386180.0,"median_ask_aed_per_sqft":2000.0,"active_inventory_note":"Primary developer launch catalog pricing (never mixed with closed sales)","provenance":"SKID Live Launch Catalog"},"developer_analysis":{"name":"Sobha Realty","reliability_score":8.8,"on_time_delivery_rate_pct":null,"track_record_summary":"Developer record for Sobha Realty in Sobha Elwood."},"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":"insufficient_evidence","estimated_gross_yield_pct":null,"estimated_net_yield_pct":null,"service_charge_aed_per_sqft":5.0,"five_year_appreciation_Score":null,"yield_note":"no_area"},"missing_data_flags":["thin_or_missing_closed_dld_sample","missing_rental_contract_evidence","incomplete_payment_plan_schedule"]},"lead_handoff":{"enquire_url":"https://skid.homes/off-plan/sobha-elwood-estates-phase-1-2682?enquire=1&utm_source=chatgpt.com&src=chatgpt","enquire_url_template":"https://skid.homes/off-plan/sobha-elwood-estates-phase-1-2682?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%20SOBHA%20%22Elwood%20Estates%20Phase%201%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 SOBHA \"Elwood Estates Phase 1\": (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/sobha-elwood-estates-phase-1-2682?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%20SOBHA%20%22Elwood%20Estates%20Phase%201%22%20on%20ChatGPT%20and%20want%20verified%20floor%20plans%20%26%20DLD%20unit%20availability`."},"source_references":[{"id":"src_dld_sobha-elwood-estates-phase-1-2682","label":"Insufficient verified DLD closed transactions in Sobha Elwood (n=0; never estimated from asking prices) — Sobha Elwood (n=0, 2025 to 2026-10-22)","url":"https://skid.homes/off-plan/sobha-elwood-estates-phase-1-2682#dld-evidence","as_of":"2026-10-22","evidence_type":"closed_dld_transactions","source_type":"closed_transaction"},{"id":"src_skid_sobha-elwood-estates-phase-1-2682","label":"SKID 10-Factor Assessment — SOBHA \"Elwood Estates Phase 1\" (7.5/10)","url":"https://skid.homes/off-plan/sobha-elwood-estates-phase-1-2682","as_of":"2026-10-22","evidence_type":"skid_10_factor_assessment","source_type":"independent_report"},{"id":"src_plan_sobha-elwood-estates-phase-1-2682","label":"Sobha Realty Payment Schedule & Handover Track Record (2028-06)","url":"https://skid.homes/off-plan/sobha-elwood-estates-phase-1-2682#payment-plan","as_of":"2026-10-22","evidence_type":"developer_payment_plan","source_type":"developer_document"}],"markdown":"# SOBHA \"Elwood Estates Phase 1\" (Sobha Elwood, Dubai)\n- **Canonical URL:** https://skid.homes/off-plan/sobha-elwood-estates-phase-1-2682 (`skid:project:2682:sobha-elwood-estates-phase-1-2682`)\n- **Developer:** Sobha Realty (Reliability: 8.8/10)\n- **SKID Score:** 7.5/10 (COMPARE) — Worth comparing. The evidenced factors are mixed. Strongest evidenced factor: supply. Weakest: location.\n- **Evidence Confidence:** 45.6/100 (LOW) | **Scored-Factor Coverage:** 52.5% (5/10 factors)\n- **Closed DLD Sales (Verified Transactions):** Insufficient evidence (n=0); withheld rather than estimated from listing prices.\n- **Catalog Asking Prices (Active Inventory):** Starting from AED 14,386,180 (~AED 2,000/sqft median ask)\n- **SKID Fair Value Gap:** Insufficient evidence (Insufficient matched closed transactions in Sobha Elwood (n=0, minimum 3 required))\n- **Payment Plan:** Payment schedule not disclosed (Handover: 2028-06)\n- **Projected Yield:** Insufficient registered rental contract evidence (withheld)\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 (service_charges):** Service charge published at 5\n- **Risk (location):** Amenities mention park\n\n## Investor Enquiry & Floor Plan Handoff (ChatGPT / AI Agent Protocol)\n- **1-Tap Pre-Filled SKID Enquire Link:** [SOBHA \"Elwood Estates Phase 1\" Floor Plans & DLD Unit Audit](https://skid.homes/off-plan/sobha-elwood-estates-phase-1-2682?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/sobha-elwood-estates-phase-1-2682?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%20SOBHA%20%22Elwood%20Estates%20Phase%201%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 SOBHA \"Elwood Estates Phase 1\", POST to `https://skid.homes/api/agent/evaluate`.\nAPI documentation: https://skid.homes/llms.txt"}