Where Will Dubai Property Prices Go in 2026 – 2030?
Description
— INTRODUCTION —
The Question Every Serious Investor Is Asking
Dubai’s real estate market has just completed its 22nd consecutive quarter of price growth. Now, every serious investor is asking not whether the past was good — but whether the next five years will be better, worse, or entirely different.
The data is more complex than any single headline suggests. A supply wave of up to 300,000 new units is expected by 2028. A population that added 208,000 new residents in a single year is still accelerating. Prime areas face genuine scarcity. Peripheral communities face genuine delivery pressure. And the luxury segment — driven by an influx of 6,700 new millionaires in 2024 alone — is operating in a parallel universe from the mid-market apartment world.
This forecast draws from Knight Frank, Cushman & Wakefield, DLD transaction data, Property Monitor, and Engel & Völkers market analysis. It separates what is likely from what is feared — and identifies precisely where the investment opportunities are positioned for 2026 through 2030.
WHY THIS FORECAST MATTERS
Property Monitor’s Dynamic Price Index shows average values rose from AED 1,484/sq ft to AED 1,676/sq ft across 2025 — a 13% annual gain. A minor 0.42% month-on-month dip in November 2025 signals the start of stabilisation, not reversal. This is a market transitioning from acceleration to balance. Understanding the difference — and acting on it correctly — is worth hundreds of thousands of dirhams over a 5-year hold.
— MACRO ANALYSIS —
The Six Forces Shaping Prices Through 2030
1. Population Growth That Defies Easy Modelling
Dubai’s population crossed 4 million in 2025 — growing at 5.2% annually, the fastest rate in over four years. Under the Dubai 2040 Urban Master Plan, the target is 5.8 million by 2040. At the average household formation rate of 4 people per unit, every 200,000 new residents create demand for roughly 50,000 additional homes. In 2025 alone, Dubai added 208,000 new residents. The supply pipeline, while large in absolute numbers, has historically been absorbed faster than critics projected.
This demand is structural, not speculative. It is driven by UAE Golden Visa reforms, business relocation from geopolitically unstable markets, Dubai’s rise as a tech and finance hub, and its consistent ranking as one of the world’s safest cities. This population growth creates a demand floor that no credible analyst has been able to ignore.
2. The Supply Pipeline — Genuine Risk, or Misread Data?
The raw numbers sound intimidating: 65,000 new units expected in 2026, approximately 109,000 in 2027, and 77,000 in 2028 — totalling close to 300,000 units by end-2028. Headlines have used this to argue an oversupply crash is imminent.
But the figures require two critical adjustments. First, Dubai’s actual construction delivery history consistently shows handovers at 40–60% of planned volumes, due to contractor capacity constraints and phased development timelines. Effective supply entering the market is significantly lower than announced. Second, 86% of incoming units are apartments — while villas and townhouses represent only 14% of the pipeline, against an existing market composition of 80% apartments and 20% villas. The structural undersupply in the villa segment is almost certain to persist through 2028.
3. The Luxury Segment — Operating by Separate Rules
In 2024, Dubai welcomed 6,700 new millionaires who relocated to the emirate — the highest globally. The result is a luxury residential market that has functionally decoupled from the broader market. Palm Jumeirah, Jumeirah Bay Island, and Emirates Hills are not subject to the supply pressures affecting mid-market apartments — new land on these addresses does not exist. Properties at these locations are driven by global HNWI demand. Knight Frank and JLL both project 8–12% annual appreciation in the luxury segment through 2026.
4. Market Maturation: 22% → 18% → 13% → 5–8%
Dubai’s price growth cycle has been decelerating in a structured, healthy way: 22% in 2023, 18% in 2024, 13% in 2025. This is not a market in crisis — it is a market normalising after extraordinary post-pandemic momentum. For 2026–2027, leading agencies consensus-forecast 5–8% citywide appreciation, with significant variance by district and asset type. Maturation, for investors who read it correctly, is often the most profitable phase.
5. The AED-USD Peg — A Structural Advantage
Dubai’s currency peg to the US dollar eliminates exchange rate risk for American investors and reduces it materially for international buyers who hold USD-denominated assets or portfolios. When the Fed cuts rates — which markets currently project across 2026 — UAE mortgage rates follow, expanding the pool of financing-eligible buyers and supporting price floors in the mid-market segment. If the Fed cuts 100bps over 2026, the impact on Dubai buyer demand could be material.
6. Infrastructure Investment — The Permanent Demand Catalyst
Dubai’s infrastructure investment continues to be world-class. The expanded metro network, the Al Maktoum International Airport development (projected to become the world’s largest by capacity by the 2030s), and ongoing masterplan deliveries across Creek Harbour, Dubai South, and Dubai Islands create continuous new demand catalysts. Historically, property within 2km of new infrastructure — metro stations, major retail, connectivity upgrades — sees 12–20% price uplift within 18 months of opening.
— FORECAST SCENARIOS —
Three Credible Scenarios: 2026–2030
Every serious forecast requires conditional logic. The following three scenarios represent the credible range of outcomes, each with the specific conditions that would trigger them. The Base Case represents the current consensus view of leading real estate agencies.
| BULL CASE +35–50% Cumulative 2026–2030 · Prime Locations → Population reaches 4.8M+ by 2030, absorbing supply faster than expected → Fed rate cuts drive mortgage demand significantly higher → Al Maktoum Airport Phase 1 opens early, catalysing Dubai South → UHNWI inflows from Asia and Europe accelerate post-2026 → Villas remain structurally undersupplied through 2029 → Geopolitical safe-haven demand flows strongly into Dubai | BASE CASE ★ Most Likely +20–30% Cumulative 2026–2030 · Citywide Average → 5–8% annual appreciation in prime districts through 2027 → Mild softening 2026–27 in high-supply apartment segments → Villas outperform apartments by 8–12% cumulatively → JVC and peripheral communities stabilise before resuming growth → Rental yields hold at 6–8% across established communities → Population reaches 4.5–4.7M by 2030 under steady growth | BEAR CASE -5–+10% Mid-Market Apts · 2026–2030 Cumulative → Global recession contracts India, UK, Russia source markets → Developer handovers hit 70%+ of planned in 2027 → Fed raises rates instead of cutting — mortgages more expensive → Geopolitical escalation reduces regional investor confidence → Mid-market apartments in JVC/Dubai South: 10–15% correction → Note: prime and luxury remain resilient even in this scenario |
— YEAR-BY-YEAR ANALYSIS —
The Outlook, Year by Year: 2026–2030
The five years ahead are not a single story. Each year has its own supply dynamics, demand drivers, and strategic implications. Here is the year-by-year breakdown.
| 2026 | The Maturation Year — Selective Growth, Selective Pressure Citywide appreciation moderates to 5–8%, but asset-class divergence defines the year. Villas continue to appreciate sharply as supply remains structurally constrained. Apartments in high-delivery zones face their first meaningful test. Off-plan accounts for ~72% of transactions — developer selection becomes critical. Prime areas hold firm due to land scarcity. JVC and Dubai South face supply headwinds from ~65,000 planned deliveries (effective: 30,000–40,000). [ Villas: Strong Buy ] [ Apartments: Selective ] [ Off-Plan: Grade A Only ] [ Prime: Hold Firm ] |
| 2027 | Peak Supply Year — The Most Complex 12 Months The most critical year in the five-year window. Approximately 109,000 planned units (effective delivery: 50,000–75,000) create localised pressure. Communities with concentrated apartment pipelines — JVC, Dubailand, Dubai South — face the most pricing stress. Villas remain undersupplied with projected 27% cumulative growth. Smart investors hold prime assets through the supply noise. The error to avoid: selling prime assets because peripheral markets are softening. [ Watch: High-Supply Zones ] [ Caution: JVC Heavy Delivery ] [ Villas: Still Undersupplied ] [ Hold: All Prime Positions ] |
| 2028 | Recovery and Re-Acceleration — The Opportunity Phase Supply overhang from 2027 begins absorbing as population growth outpaces effective deliveries. Communities under pressure in 2027 stabilise and begin recovering. New infrastructure milestones add demand catalysts to previously peripheral areas. Dubai Creek Harbour enters its premium pricing phase as Emaar’s brand halo fully asserts. Branded residences reach peak capital values. Investors who entered in 2026–27 softness are seeing meaningful gains by Q3 2028. [ Buy: Post-Correction Entries ] [ Creek Harbour: Accelerating ] [ Infrastructure Plays: Maturing ] [ Branded Residences: Peak ] |
| 2029 | New Hotspots Mature — Phase 2 Growth Begins Today’s emerging communities become established communities. Dubai Islands delivers completed inventory at a premium vs early off-plan entry prices. Palm Jebel Ali enters first handover phase — the biggest single capital appreciation event of the 2026–2030 cycle for early investors. The overall market is in ‘mature growth’ phase: consistent 5–8% annual appreciation, deep liquidity, and secondary market depth rivalling established global cities. [ Palm Jebel Ali: First Handovers ] [ Dubai Islands: Premium Phase ] [ Secondary Market: Deep Liquidity ] [ Off-Plan 2026 Buyers: Strong Returns ] |
| 2030 | The 5.8 Million City — A New Real Estate Epoch By 2030, Dubai’s population is projected to reach 4.5–4.8 million (with the 5.8M target a 2040 goal). The city is fundamentally different: larger, more economically diversified, and with a real estate secondary market of genuine international depth. Properties purchased in 2026 in prime locations are projected at 25–55% cumulative appreciation over the 5-year hold. The investors who defined their thesis clearly in 2026 and held through 2027 noise are writing the success stories. [ Cumulative 5yr: +25–55% Prime ] [ Population: 4.5–4.8M ] [ Market Depth: Global-Grade ] [ Rental Demand: Structural ] |
— INVESTMENT INTELLIGENCE —
The 2026–2030 Investment Hotspots
Six communities with the strongest combination of capital appreciation potential, rental yield, population demand, and infrastructure investment — ranked by overall investment conviction.
| #1 ★ HIGHEST CONVICTION · Capital Appreciation Play Palm Jebel Ali ULTRA-LUXURY ISLAND · LONG-TERM CAPITAL PLAY 2029–30 Handover 30–55% Projected Uplift AED 3M+ Entry The successor to Palm Jumeirah — 14 fronds vs the original 16, with larger plots, more waterfront, and the full benefit of the Palm brand proven globally. Investors who entered early off-plan in 2023–24 are already sitting on 20–30% uplift against current comparables. As handovers approach in 2029–30, secondary market premiums will mirror Palm Jumeirah’s original delivery phase. This is the clearest 5-year capital appreciation thesis in all of Dubai. Strategy: Early off-plan entry is largely closed for the best frond positions. Secondary market acquisition of SPA assignments at current prices is the best remaining entry. Minimum 5-year hold horizon required. |
| #2 ↑ HIGH GROWTH · Emaar Infrastructure Anchor Dubai Creek Harbour EMAAR WATERFRONT · PHASED STAGED APPRECIATION 7.2% Projected Yield 22–35% 5yr Appreciation AED 1.8M+ Entry (1BR) Emaar’s most ambitious project outside Downtown is entering its strongest phase. The Creek Tower — projected to surpass the Burj Khalifa in height — serves as a permanent demand magnet for the entire precinct. Phased handovers from 2025–2028 are creating a staged appreciation cycle that mirrors Downtown’s original development trajectory from 2008–2014. Water views, Emaar brand premium, and genuine scarcity of central waterfront land make this a high-conviction emerging community play. Strategy: Buy ready or near-ready units — not 2029+ off-plan — to capture the current discount vs Downtown pricing without the handover lag risk. Focus on canal and water-facing units for maximum appreciation premium. |
| #3 ✓ ESTABLISHED · Best Risk-Adjusted Returns Business Bay CITY CENTRE YIELD HUB · GOLDEN VISA GATEWAY 7.8% Gross Yield 18–25% 5yr Growth AED 950K+ Entry (1BR) Business Bay consistently delivers the best risk-adjusted returns of any central Dubai community. Adjacent to Downtown, canal-fronted, metro-connected, and with a corporate tenant base providing lease stability. The Golden Visa threshold is accessible from most 2BR units, adding residency upside to the yield equation. Off-plan pipeline in Business Bay is active but concentrated among Grade A developers — quality product continues to outperform significantly. Strategy: Target ready or near-ready properties in canal-facing buildings from Grade A developers: Ellington, Emaar, Dar Al Arkan. The quality gap between Grade A and secondary developers is widening — avoid speculative towers from lesser-known operators. |
| #4 ↑ INFRASTRUCTURE PLAY · Early-Stage Premium Dubai Islands NEW WATERFRONT DESTINATION · 2026–28 DELIVERY PHASE 2026–28 Handover 30–45% Projected Uplift AED 2.5M+ Entry Four man-made islands off the Dubai coast, each with distinct character and buyer profiles. This mixed-use waterfront development draws serious attention from premium buyers seeking a waterfront lifestyle outside the Palm’s pricing tier. Each island hosts curated retail, F&B, hospitality, and residential — the ecosystem model that has proven so powerful at Bluewaters and Palm Jumeirah. With early phases delivering from 2026, investors from the pre-launch window are positioned for significant uplift. Strategy: Allow 2–3 years for community infrastructure and retail to mature before peak rental demand arrives. This is a 2026–29 appreciation play — not a day-one yield asset. Ideal for investors with patient capital seeking meaningful capital gain by 2029. |
| #5 ✓ ESTABLISHED · Villa Scarcity Premium Dubai Hills Estate EMAAR MASTERPLAN · FAMILY STRONGHOLD 6.2% Gross Yield 20–30% 5yr Appreciation AED 1.1M+ Entry (Townhouse) Dubai Hills is the only community in Dubai alongside Arabian Ranches that has consistently maintained high demand, low tenant churn, and stable appreciation across both boom and correction cycles. A world-class golf course, Dubai Hills Mall, Mediclinic Hospital, and multiple international schools all within the master plan attract settled, long-term family residents who extend leases on multi-year cycles. As Dubai’s population increasingly consists of families with school-age children, the infrastructure premium here only compounds. Strategy: Target 3–5BR villas and townhouses — these capture the villa scarcity premium directly. Apartments within Dubai Hills, while high quality, face more competition from the broader pipeline and do not reflect the same supply scarcity dynamics. |
| #6 ↑ UNDERVALUED NOW · Rail Catalyst Nad Al Sheba 1 PROXIMITY PREMIUM · ETIHAD RAIL STATION 2026 7–8% Rental Yield 25–40% 5yr Projection AED 1.6M+ Entry (Villa) Ten minutes from Downtown Dubai, with an Etihad Rail station scheduled to open in 2026, Nad Al Sheba 1 is one of the clearest examples of the infrastructure-price premium thesis in the current Dubai market. It combines the appeal of space, green environments, and family living with proximity to Dubai’s employment core that most comparable family communities lack. With constrained new supply in established streets, prices are expected to respond sharply to the connectivity uplift the rail provides. Strategy: The optimal entry window is before the Etihad Rail station opens in 2026. Infrastructure opening events have historically triggered 12–20% price uplift in adjacent residential areas within 18 months of launch. This is a time-sensitive entry thesis. |
— INVESTMENT CONVICTION MATRIX —
Where to Position Capital in 2026–2030
Investment conviction ratings across key asset classes and locations — combining rental yield, 5-year appreciation outlook, supply risk, and market liquidity.
| Area / Asset | Entry Price | Gross Yield | 5yr Growth | Conviction |
| Palm Jebel Ali | AED 3M–8M+ | 4.5–5.5% | 40–55% | ★★★★★ Strong Buy |
| Dubai Hills Villas | AED 3.5M–8M | 5.8–6.5% | 20–30% | ★★★★★ Strong Buy |
| Business Bay 2BR | AED 1.4M–2.8M | 7.0–8.0% | 18–25% | ★★★★ Buy |
| Dubai Creek Harbour | AED 1.8M–4M | 6.5–7.2% | 22–35% | ★★★★ Buy |
| Palm Jumeirah | AED 4M–30M+ | 4.8–5.5% | 25–40% | ★★★★ Hold/Accum. |
| Downtown Dubai 1BR | AED 1.5M–3.5M | 6.0–6.8% | 10–18% | ★★★ Hold |
| JVC Studio/1BR | AED 450K–1.1M | 8.0–9.5% | 5–15% | ★★★ Watch 2027 |
| Dubai South Apts | AED 600K–1.5M | 7.0–8.5% | 0–10% | ★★ Caution 2026-27 |
Note: Yield figures are gross. Net yields typically 1.5–2% lower after service charges and management fees. Growth projections represent base-case scenario forecasts based on current supply-demand analysis. Capital appreciation is not guaranteed.
— RISK ASSESSMENT —
The Risk Radar: What Could Disrupt the Forecast
Every forecast requires a risk framework. These are the four primary risk factors that could materially alter the 2026–2030 trajectory — assessed with probability and impact weighting.
| MEDIUM RISK · MEDIUM IMPACT Apartment Oversupply in Peripheral Communities The most credible and widely-discussed risk. If 2027 handovers reach 70%+ of planned volumes in JVC, Dubai South, and Dubailand, mid-market apartments face a meaningful 10–15% correction. Key mitigant: historical delivery rates average 40–60% of planned. Impact: localised, not systemic. |
| HIGH IMPACT · LOW PROBABILITY Global Recession Contracting Source Markets Dubai’s buyer base spans 160+ nationalities. A synchronised global recession affecting multiple source markets simultaneously could reduce transaction volumes by 25–40%. However, Dubai has historically benefited from safe-haven flows during global uncertainty. A recession may accelerate rather than reduce inflows. |
| MEDIUM RISK · MEDIUM IMPACT Unexpected Interest Rate Surprise The UAE AED is pegged to the USD, so the UAE Central Bank follows Fed decisions. If the Fed raises rates unexpectedly, mortgage costs rise and leveraged buyer capacity shrinks. Primary impact: mid-market apartments. Premium segment insulated — 60%+ of Dubai transactions are cash-based. |
| LOW PROBABILITY · HIGH IMPACT Introduction of Property or Capital Gains Tax Discussed at UAE federal level but no timeline announced. Zero-tax environment is one of Dubai’s most powerful competitive tools. Introduction of property taxes would materially alter investor calculus. Assessed as low probability through 2028. Worth monitoring, not acting on today. |
— PEOPLE ALSO ASK — REAL SEARCH QUERIES —
Frequently Asked Questions: Dubai Property 2026–2030
Q: Is Dubai real estate heading for a crash in 2027 or 2028?
The ‘crash’ narrative is driven by one data point: approximately 300,000 new units planned by 2028. But this figure requires two critical adjustments. First, Dubai’s actual delivery history averages 40–60% of planned volumes — meaning effective supply is closer to 150,000–180,000 units. Second, Dubai added 208,000 new residents in 2025 alone, requiring roughly 52,000 new homes just to house them. A full-market crash requires a demand collapse simultaneously with a supply surge. There is no current evidence of demand collapse. The more credible outcome is temporary softening in oversupplied apartment segments in 2027, followed by absorption and recovery in 2028. Prime locations are expected to remain undersupplied throughout this entire period.
Q: Which area in Dubai will have the highest price growth by 2030?
For the highest cumulative capital appreciation by 2030, the strongest cases are: Palm Jebel Ali (40–55% projected from current values, as the new iconic Palm delivers to buyers who entered at pre-completion pricing), Dubai Islands (30–45% as the waterfront community matures from construction to established status), and Dubai Creek Harbour (22–35% as the Emaar brand and Creek Tower anchor drive premium pricing across the entire precinct). For investors prioritising a combination of yield and appreciation, Business Bay and Dubai Hills Estate offer the strongest balanced returns. For pure yield without emphasising appreciation, JVC remains the yield leader — but faces supply risk in 2026–27 before recovering.
Q: Will villa prices keep rising in Dubai through 2030?
Villa prices are widely expected to be the strongest-performing segment in Dubai through at least 2028. The reason is structural: villas and townhouses represent only 14% of the new supply pipeline, while demand for them is driven by a growing population of settled families, business owners, and HNWI buyers. Villas are already up 58% versus the 2014 market peak, while apartments are up only 18% — the gap reflects the genuine scarcity of quality villa product. Under continued population growth of 5%+ annually, villa supply shortfall is projected to persist through 2027–2028. Communities benefiting most: Dubai Hills Estate, Arabian Ranches, The Oasis, and Palm Jumeirah fronds.
Q: Is it a good time to buy property in Dubai in 2026?
For long-term investors with a 5+ year horizon, 2026 is a strategically sound entry point. The market is in a moderation phase — prices are still rising but at a slower rate than 2023–2024, meaning speculative froth has cleared. Some asset classes may see 2026–27 softness that creates genuine entry opportunities before the 2028 recovery cycle. The caveat: asset selection in 2026 is more important than market timing. A villa in Dubai Hills or a canal-facing apartment in Business Bay from a Grade A developer carries a fundamentally different risk-return profile than a studio in a peripheral community from a lesser-known developer. For income-focused investors, ready properties in Dubai Marina and Business Bay deliver 6.5–8.5% gross yield from day one.
Q: What is the Dubai property price forecast for 2030?
Under the base case scenario — representing the consensus of leading real estate agencies — Dubai’s citywide residential prices are projected to be 20–30% higher by 2030 versus current levels. Prime and luxury assets (Palm Jumeirah, Emirates Hills, Downtown) are expected to outperform at 30–45% cumulative growth. New infrastructure plays (Palm Jebel Ali, Dubai Islands) are projected to deliver 35–55% appreciation for investors who entered at pre-completion pricing. Peripheral apartment-heavy communities are the most variable — base case 10–20% by 2030, with a risk scenario of flat to slightly negative in the 2026–28 window before recovery. The structural driver: a city projected to house 5.8 million residents by 2040 needs to build and absorb housing continuously — the demand floor is not disappearing.
Q: Will Dubai ever introduce property tax or capital gains tax?
This question has been discussed at the UAE federal level but no timeline or policy framework has been announced. The UAE introduced a 9% corporate tax in 2023 — demonstrating willingness to evolve its tax structure — but the government has consistently used the zero-tax property environment as a key competitive tool to attract foreign capital and HNWI residents. Any introduction of property or capital gains tax would materially alter the investment calculus and is likely to be carefully phased if ever implemented. Most analysts rate the probability of property or capital gains tax through 2028 as low. This is a risk to monitor, not to act on today.
Q: How does the Dubai 2040 Urban Master Plan affect property investment?
The Dubai 2040 Urban Master Plan is an 18-year roadmap targeting 5.8 million residents by 2040. It designates five urban centres — Dubai Creek, Downtown/Business Bay, Dubai Marina/JBR, Expo City/Dubai South, and Deira/Port Rashid — as primary growth zones, directing government infrastructure investment toward these areas. It restricts greenfield development in certain zones to preserve urban density and sustainability. Communities within or adjacent to these five designated centres are positioned for the strongest long-term appreciation. Dubai South is the most transformative long-term play embedded in the Master Plan — though the payoff window is the 2030s rather than 2026–28.
Q: Should I buy off-plan or ready property in Dubai in 2026?
In 2026 specifically, the off-plan vs ready calculus has shifted versus 2022–2024. Ready properties have become relatively more attractive for three reasons: First, off-plan prices from Grade A developers have converged toward ready market pricing — the traditional 15–20% off-plan discount has compressed. Second, 2026–27 handovers mean some buyers who chose 2024 off-plan are completing into a softer apartment market in specific areas. Third, ready properties generate rental income from day one. Off-plan remains compelling for: (1) new emerging communities like Palm Jebel Ali where early buyers still hold meaningful discounts vs future ready pricing, (2) Grade A developer projects with 2029–30 handover dates in supply-constrained areas, and (3) investors who prioritise flexible payment structures over immediate income.
Q: How does population growth affect Dubai property prices long-term?
Population growth is the single most important structural driver of Dubai’s long-term property market. Dubai added 208,000 new residents in 2025 — the fastest growth rate in four years. At an average household size of 4 people, this creates demand for 52,000 additional housing units per year from population growth alone — before accounting for replacement demand, investor-held units, or second-home purchases. Under the Dubai 2040 target of 5.8 million residents from a current 4 million, the city needs to deliver approximately 450,000 new net units over 15 years. The announced supply pipeline does not structurally exceed this demand trajectory. The key risk is geographic mismatch — supply landing where demand is not proportionally concentrated — rather than total market oversupply.
— FINAL WORD —
The Bottom Line for Investors in 2026
Dubai’s next five years will not be a straight line upward. They will be defined by divergence — between asset classes, between communities, between developers, and between investors who understood the cycle and those who only saw the headline numbers.
The supply pipeline is real. The demand growth is also real. The premium segment is operating by different rules than the mid-market. Villas face a different outlook than apartments. And the investors who outperform over 2026–2030 will be those who bought the right asset, in the right community, from the right developer — not those who bought most, or soonest, or cheapest.
Maturation, when properly understood, is an investor’s friend. The chaos of the post-pandemic boom favoured whoever moved fastest. The maturation phase favours whoever thinks most clearly.
