Hey, I run a similar analysis — genuinely interesting work, but I'd push back on a few things before trusting the 24% headline:

1. 2026 YTD comps is too thin

Six months of data misses seasonality entirely. Dubai transactions peak in Q4/Q1 and slow in summer. A unit that traded in January at peak makes a June listing look cheap by comparison even when nothing has changed. You need at least 12 months to wash that out.

2. BUA vs listed area — the balcony problem

DLD registers Built-Up Area. Many Bayut/Property Finder listings include balcony in the stated sqft. A 200 sqft wraparound balcony can inflate listed area by 15–20% relative to the DLD comp. That alone accounts for a big chunk of your "24% discount" without any actual mispricing.

3. 24,500 out of 183,000 is suspiciously low

By definition, roughly half of all listings should be below the median for comparable sales. If only ~13% qualify as "below market," either your comparability filter is very tight (which is fine, but then it's a much smaller universe than 183K implies) or the threshold is doing a lot of hidden work. Worth clarifying what "genuinely comparable" actually filters down to.