Tools
More
Calculate ROI

Methodology

v0.1

The full derivation behind every number you see on Floxcy: data sources, formulas, update cadence, limitations, and disclaimer. We publish this in machine-readable form at /api/v1/methodology.

Disclaimer

Floxcy provides market intelligence derived from public and licensed UAE real-estate data. Every score and recommendation is computed from observable metrics — it is NOT investment, legal, or tax advice. Consult a licensed advisor before deploying capital.

Data sources

Dubai Land Department
Government transaction registry · refresh daily
source link
REIDIN
Licensed real-estate price indices · refresh weekly
Ejari (rental contracts)
Government rental registry · refresh daily
On-the-ground broker network
Human-verified qualitative inputs · refresh monthly

How metrics are calculated

MetricFormulaUnitNotes
rental_yieldannual_rent / property_price * 100percentGross yield. Net yield subtracts service charges and maintenance.
roi_gross_yieldannual_rent / property_price * 100percent—
roi_net_yield(annual_rent - total_costs) / property_price * 100percenttotal_costs = service_charges + maintenance + other_costs
payback_yearsproperty_price / (annual_rent - total_costs)yearsUndefined when net income is non-positive.
appreciation_1y(price_now - price_12mo_ago) / price_12mo_ago * 100percent—
investment_score0.35*yield_pp + 0.30*appreciation_pp + 0.20*demand + 0.15*(10 - risk)0–10Multi-factor blended score per area.

How scores are derived

confidence_score
0.35*sample_size + 0.25*recency + 0.20*source_diversity + 0.20*consistency
high: 80–100medium: 50–79low: 0–49

If confidence is low, the platform displays an explicit warning on every figure derived from the snapshot.

opportunity_score
0.30*yield + 0.25*appreciation_1y + 0.25*value_entry + 0.10*demand + 0.10*inverse_risk
advisor_match
Goal-weighted blend: yield-led (0.5*y + 0.2*app + 0.2*dem - 0.1*risk), appreciation-led (0.2*y + 0.5*app + 0.2*dem - 0.1*risk), balanced (0.35*y + 0.35*app + 0.20*dem - 0.10*risk). Filtered by risk tolerance.

Update cadence

transactions
daily (DLD)
rental contracts
daily (Ejari)
price indices
weekly (REIDIN)
snapshots
every 24h (consolidation job)
rankings
computed on read
confidence scores
computed on read

Known limitations

  • Public transaction data lags actual handover by 7–30 days.
  • Off-plan transactions are reported separately and not blended into resale yields.
  • Rental yield uses gross asking-rent proxies for areas with low Ejari coverage.
  • Synthetic seed data is used in development environments; production overrides this.
  • Geographic coverage is currently UAE-only.

Methodology version v0.1 · last updated 2026-05-28. This page is generated from the live methodology document at /api/v1/methodology; any change to the formula is reflected here within one hour.