In a bold move to clean up its real estate scene, Abu Dhabi is rapidly curbing the prevalence of fake, misleading, or outdated property listings. The main brush being swung? Madhmoun, the emirate’s first government‑regulated Multiple Listing Service (MLS) platform for real estate.
The Problem: Fake, Misleading, and Duplicate Listings
For years, Abu Dhabi’s property market—like many fast‑growing cities—has been struggling with a chronic problem:
- Misleading listings: Ads featuring properties that no longer exist, are already sold or rented, or whose details and prices are inaccurate.
- Duplicates and stale listings: Multiple ads for the same property, posted across different platforms or with outdated availability.
- Scammers and phantom listings: Non‑existent properties used to lure unsuspecting buyers or tenants into fraud.
These problems not only frustrate legitimate buyers, tenants, and landlords but also harm the credibility and functioning of the real estate sector.
Enter Madhmoun: Tackling the Root Issues
Launched in March 2025 by the Abu Dhabi Real Estate Centre (ADREC), Madhmoun—Arabic for “verified”—marks a turning point. It’s an MLS platform designed to make property data in Abu Dhabi transparent, accurate, and trustworthy.
Key goals of Madhmoun include:
- Centralizing listings to reduce fragmentation across online portals; raising visibility of authentic listings by about 70%.
- Improving broker productivity (~35% gains) and slashing transaction times (~40%).
- Ensuring data transparency and protecting users—with every listing verified for ownership, agency, size, location, and validity. Only licensed brokers are allowed to list properties.
How the System Works: Permit & Verification Process
On July 7, 2025, the Madhmoun permit system came into mandatory force. From that date:
- All new property listings must be accompanied by a valid Madhmoun permit, issued via ADREC’s DARI platform.
- This permit confirms that the property details have been properly verified and that the listing is in good standing.
- Violating listings face administrative or legal action.
For properties located in ADGM areas (namely Al Maryah and Al Reem Islands), a parallel Real Estate Advertising Permit service has been fully implemented on ADGM’s AccessRP platform, integrated with Madhmoun.
The Immediate Impact: Tens of Thousands of Listings Removed
The numbers speak volumes. After the July deadline passed:
- Roughly 55,000 online property listings were taken down from platforms like Property Finder, Bayut, and Dubizzle—about 90% of all listings.
- Only those with valid documentation remained—about 20,000 listings—with some located in still-exempt jurisdictions like Reem and Maryah Islands.
This act cleared the clutter and sharply reduced misleading real estate offers.
Why Madhmoun Matters
- Restoring Trust
With every listing verified, buyers and tenants can search with confidence. That trust is essential for domestic and international investors alike. - Elevating Professional Standards
Brokers must now be licensed and operate with accountability. They’re discouraged from posting phantom listings or misleading information. A maximum of three brokers can advertise the same property—this adds clarity and reduces overlisting. - Efficiency & Market Clarity
The real estate market becomes easier to navigate. Buyers find real options more quickly; sellers and brokers spend less time chasing low‑quality leads. - Alignment with Global Standards
Madhmoun positions Abu Dhabi alongside international real estate hubs using MLS systems—enhancing global investor perception.
Voices From the Market
- Ben Crompton, managing partner at Crompton Partners, hailed the move: “The number of listings … has been reduced by about 90%, about 55,000 listings removed. … It’s absolutely incredible. It’s a massive change.”
- Kirill Dolgin, CEO of BrokerDeck, called Madhmoun a “major milestone” for data transparency and process clarity in real estate.
- Homeowner Ryaan Sharif commented: “By ensuring that only government‑approved listings appear online, it eliminates a lot of the noise … This not only protects buyers and sellers … but also saves everyone valuable time.”
Challenges and Next Steps
Integration with ADGM
Currently, Al Maryah and Reem Islands (under ADGM jurisdiction) were exempt—but integration is underway via the AccessRP system.
Agent Training & Onboarding
Portals and brokers are adjusting to the new requirements. Property Finder has already launched training and support initiatives to help stakeholders comply smoothly.
Enforcement & Public Awareness
Authorities emphasize compliance. Listings without permits will not just be unpublished—they may trigger administrative or legal penalties. Prospective buyers and renters are urged to always check for the Madhmoun permit before proceeding.
Beyond Digital Ads
While online listings are a priority, authorities may eventually extend verification to print, outdoor, or other media—echoing similar licensing systems like Dubai’s.
What This Means for Buyers, Renters & Sellers
- Buyers & renters: Now expect cleaner searches and more precise offers. Always verify that the listing carries a Madhmoun permit.
- Sellers and landlords: Listing only through licensed agencies and following permit procedures can increase your reach and reduce misrepresentation.
- Brokers: Complying isn’t optional—it’s mandatory. Verified listings reflect professionalism, reduce competition from low‑quality ads, and enhance your credibility.
Looking Ahead: A Safer, Clearer Real Estate Market
The rollout of Madhmoun represents a critical step toward a more mature, professional, and trustworthy real estate ecosystem in Abu Dhabi. While initial impacts are highly promising, sustaining the benefits will require ongoing diligence:
- Continuous enforcement of permit requirements
- Regular audits and monitoring of listings
- Public awareness campaigns
- Expanding coverage beyond primary platforms and jurisdictions
- Integrating with other tools like rental indexes, legal aid centres, dispute resolution services
Conclusion
The launch of Madhmoun has fundamentally reshaped Abu Dhabi’s property listing landscape. Tens of thousands of misleading or outdated listings have disappeared practically overnight, while running ads now requires rigorous verification and licensing. The result? A real estate market that is cleaner, more transparent, more efficient—and far less forgiving to scammers.
For anyone investing, renting, or practicing real estate in the emirate, this is welcome news—and a new golden standard. As one homeowner put it, “A lot of noise has been eliminated.” And for the market, clarity and trust have become the new baseline.
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