2 bedroom off-plan: AED 2,437,416 median

Moving from 2 bedroom to 3 bedroom costs a median AED 1,742,584 more for 777 more sqft, so the added floor area prices at roughly AED 2,243 per sqft against AED 2,014 for the rung as a whole. Stepping down to 1 bedroom saves a median AED 978,416 and gives up 474 sqft.

Every emirate that publishes at least one 2 bedroom record, largest book first. A thin book moves on very little, so read the record count before the median.

Same bedroom count, different label. The dearest 2 BR ticket belongs to duplexes at AED 3.76M on 1,854 sqft, the cheapest to apartments at AED 2.41M on 1,236 sqft. Types publishing fewer than 20 priced records on this rung are dropped. The whole cross-tab is in the property type note.

83 communities publish at least 30 priced 2 bedroom records. On price per sqft rather than ticket, the range runs from AED 498 in Al Ameera Village to AED 5,757 in Palm Jumeirah, a 11.6x spread on the same rung.

Each of these reads the same rung inside one community: the distribution, which schemes still sell it, what one more bedroom costs at that address, and how the address compares with its peers on this rung. Why the address moves the rate further than the rung does is measured in address beats bedroom count.

Largest published book on this rung first, capped at 20. A developer selling one large tower can outrank a developer with a dozen small schemes, because this counts unit records rather than projects.