We build and manage Dubai property portfolios for private wealth — full cycle, from sourcing to exit, with every decision made on verifiable numbers. So you own assets that perform long after the marketing fades.
Advertised yield is gross — rent divided by price. Net out service charges, vacancy, management and maintenance and the real number is typically 30–45% lower. We model the truth before you commit a single dirham.
"Gross yield" — rent ÷ price. The number that sells the unit.
If the agent can't answer with specific numbers, the 10% on the brochure is fiction. Our job is to be the one in the room asking.
Marketing hype rarely survives scrutiny. A location only enters our shortlist when a real catalyst clears all three tests — and the price hasn't caught up yet.
Publicly announced, physically under construction, or legally enacted. A "next hot district" with no anchor doesn't qualify.
A specific window — an airport phase, a rail line, a resort opening. Vague "future growth" is not a catalyst.
The upside isn't yet reflected in today's price. If "+X% growth" is the only reason cited, we screen it out.
We rebuild yield from today's actual rent in the exact building, then subtract service charges (via the DLD Mollak Index), real vacancy, management and maintenance — into a 5-year cash-flow projection per property.
Sources: DLD Mollak Index · Property Finder · Bayut · building-level rent compsThe price tag isn't the price. We map upfront (~6.7% on a typical AED 2M deal), annual holding and exit costs — plus your home-country tax — across a 5-year scenario, so the entry and exit math is settled before you sign.
Note: since 1 Feb 2025 UAE banks no longer finance the 4% DLD fee or 2% commissionOn-time delivery record (within 6 months of promise), escrow verification against UAE law, an 8-point SPA red-flag review, payment-plan realism vs construction milestones, and concentration-risk analysis. Off-plan is 70–75% of the market — most buyers skip the diligence.
Sources: Dubai REST / RERA · DLD escrow registry · Cancelled-Projects portalPersonal name vs offshore vs UAE free-zone — modelled for CFC triggers, permanent-establishment exposure and home-country capital-gains on exit, coordinated with your banking and Golden Visa eligibility (AED 2M threshold).
Delivered with licensed partner firms · informational, not legal adviceBefore anyone wires a dirham, every client and every deal is classified — Green, Yellow or Red — across an eight-category risk matrix: source of funds, geography, banking history, business substance, ownership, tax position and behaviour. Roughly 30% of profiles come back Red, and we decline them — and tell you exactly why.
If no bank fits the profile, you hear it at the pre-screen stage — before time and money are spent, not after.
We run the entire lifecycle under a single point of contact. Nothing is handed off to an agent who disappears after the commission clears.
Goals, risk profile, banking scenario and a clear go / no-go. KYC and source-of-funds verdict in 5–7 business days.
Deliverable · bankability & strategy briefCatalyst-screened shortlist across on-market, off-market and distress — including proprietary locations not yet announced publicly.
Deliverable · vetted opportunity setNet-yield model, total-cost map, developer and SPA audit, legal red-flag review. The full analysis — free, before you commit.
Deliverable · per-asset 5-year modelOwnership structure, banking, payment plan, Golden Visa where it fits. Government documentation handled end to end.
Deliverable · clean, structured titleTenanting, service-charge oversight, accounting and reporting — with quarterly portfolio reviews and flagged action items.
Deliverable · portfolio under controlResale or assignment modelled for timing and net proceeds — including assignment-cost analysis (typically 6–11% all-in, depending on payment-plan structure) so the exit is a decision, not a scramble.
Deliverable · exit on your termsDubai is a real market with real downside. The same data that finds opportunity also kills bad deals.
Net yield ranges after service charges, vacancy and management — the figures we underwrite to, not the brochure headline.
| Area | Net yield (after costs) | Profile |
|---|---|---|
| International City | 5.5–7.0% | Yield play |
| Dubai South | 5.0–6.5% | Catalyst (airport) |
| JVC | 4.5–6.5% | Yield / mid-market |
| Business Bay | 4.5–5.5% | Balanced |
| Dubai Marina | 3.5–5.0% | Liquidity / prestige |
| Downtown | 3.0–4.0% | Capital preservation |
Choose your bet explicitly — yield or appreciation. Most buyers assume they're getting both and end up with neither.
Source: WTP underwriting model · DLD & Property Finder rent comps, Q1–Q2 2026. Indicative ranges, net of costs.
We monitor mega-projects, infrastructure and regulation before they're priced in — and surface the move while it's still asymmetric.
Every active holding re-assessed each quarter — yield drift, service-charge changes, exit timing — with flagged items, not silence.
Acknowledgement within 4 hours, weekly status updates, missing items flagged within 24 hours. A trail you can audit.
Same analytical standard either way. The depth of the relationship is your call.
A one-off purchase or sale, executed with the full diligence stack most buyers never get. Better entry, cleaner structure, an exit you can model.
We design, build and run your real-estate portfolio over time — sourcing, acquisition, management and exit under one accountable team and a single point of contact.
A net-yield model, a cost map and a developer read on a unit you're considering. No obligation, no pitch — just the numbers you should have had first.
Tell us what you're considering. You'll get a real analyst's read — typically within one business day.
A property audit, a banking pre-screen, or a portfolio conversation.