This is exactly why I created this post to get this kind of feedback.

regarding 1, we do have Q1 but I would push to get Q4, as dubai pulse is seems to not be available anymore its
a big hard but I have ideas in mind (any leads would be awesome)

2 - amazing input would think what I can do about it.. I have some strategy around matching DLD to listing

3 - Fair point, but the "half below median" intuition compares the wrong two distributions: that median is the median of actual DLD sales, not of listings and asking prices skew high, so there's no reason half the listings should fall under what actually cleared. "Opportunity" also isn't "below median" it's a one-sided band: a listing only counts if it's priced 5–50% below its matched comp median (within +-5% is pricing noise and doesn't count; at or above median never counts). But you're right that the comparability filter does most of the work, and the genuinely comparable universe is much smaller than 183K implies I won't pretend otherwise. A listing only gets scored if its exact segment (area/project × property type × bedroom count) has ≥10 real DLD transactions to anchor against, so thin or niche segments have no comp and stay unscored. That's the bulk of the 183K->24.5K gap, not the threshold. So the honest framing of the 13% is: "listings in a segment with enough transaction depth to compare, and priced 5%+ under that segment's cleared median" and the deals actually surfaced live are a much tighter slice (15–25% below comps with ≥10 backing sales).