01
Buying
Before you book a unit, we break it down: DLD transactions in the same building, net yield after all costs, exit scenario. If the numbers don't add up, we say so.
Real estate analytics agency. UAE
We run the numbers on every Dubai deal using actual DLD transactions
Sometimes the numbers say: don't buy.
We work with budgets
from $500K
Who we are
3625 3626
When we registered the company, Dubai had 3,625 licensed real estate agencies. We became the 3,626th.
Every client works directly with one of the founders. We work in Dubai and Abu Dhabi.
Before every deal, including off-plan launches, we check whether the property is worth its price.
What clients come to us with
02
Already own a property
We re-run it against current transactions and answer one question: hold, rent out or sell.
03
Exit
We sell when the numbers say it's time. We price by closed transactions, not by neighboring listings. We combine data with experience and market insight.
04
Special situations
Below-market properties from sellers who need cash.
How we run the numbers
The result of our work is an analytical memo on the property. You get it before booking and decide based on the numbers.
- 01 We look at transaction prices, not listing prices. Sources: Dubai Land Department, Propsearch, DXBinteract, Property Monitor.
- 02 We calculate net yield: rent minus service charges, vacancy, fees and maintenance.
- 03 We separate payment-plan prices from cash prices. These are different deals with different returns.
- 04 We model the exit on several horizons: what happens if you sell in one year, in three, in five.
- 05 Every review has an "Unverified" section - things we could not confirm with data.
3626 · Property review
Dubai Islands, 8th floor, 789 sqft
Developer priceAED 2,234,579
Full entry cost with 4% DLD and feesAED 2,329,212
Price per sqftAED 2,832
Until handover3 years
Net yield, deposit-level
3.5-4.5%
Recommendation
Don't buy for rental income. As a bet on area growth - only after negotiating the price down.
UnverifiedThe sea view from the 8th floor and the service charge amount.
Our fee on this unit5%, paid by the developer. The buyer pays nothing.
How we make money
Primary market
5%paid by the developer
0%paid by the buyer
On the primary market the developer pays us, typically 5% of the property price. The buyer pays us nothing, and the price does not change because of it.
Secondary market
2%paid by the buyer
3%paid by the seller
On the secondary market the buyer pays us 2% of the deal price. A seller who sells through us pays 3%.
Portfolio
0.3%per year, paid by the client
Portfolio management is 0.3% of portfolio value per year, minimum $5,000. Deals inside the portfolio are charged at standard rates.
Every review states how much we earn on that unit and who pays us.
If the numbers say "don't buy", we earn nothing. It happens.
Reviews
Dubai Islands Don't buy
3.5-4.5%
net yield, deposit-level
- Request
- A one-bedroom apartment by the sea, 8th floor, 789 sqft. Developer price AED 2,234,579, three years until handover.
- Data
- The price matches DLD transactions in this phase. But there will be no growth during construction, and 73% of the units in the building are similar. After handover they will hit the rental market at the same time.
- Advice
- Don't buy for rental income. As a 3-5 year bet on area growth - only after negotiating the price down.
- Outcome
- Together with the client we chose a different property in a different location with an 8% yield.
City Walk Priced at market
AED 2,894
per sqft, with DLD transactions at 2,656-3,071
- Request
- A one-bedroom apartment, 743 sqft, mid floor, handover in two months. The seller asked AED 2,200,000 and was ready to accept AED 2,150,000.
- Data
- Four DLD transactions in the same building in February-March closed at AED 2,656, 2,775, 2,914 and 3,071 per sqft. The asking price was AED 2,894, slightly above mid-range.
- Conclusion
- No overpayment. The price matches transactions in the building.
- Outcome
- We negotiated and entered AED 200,000 below the original asking price.
Address Hotel Sell
3% instead of 8%
yield on a $1M apartment
- Request
- The client owns several apartments in Dubai. He rented this one out short-term and was getting 3% a year instead of the expected 8%.
- Data
- We reviewed the property. The apartment is suited for living, not for short-term rentals.
- Advice
- We advised selling. Before the sale we did a light renovation so the property would sell faster.
- Outcome
- The deal closed in two months.
Founders
One point of contact
You come to us once. Visas, bank accounts and deal paperwork are on us.
Golden Visa
Property worth AED 2M or more qualifies for a 10-year residency visa. We prepare the documents and handle the application.
Family visas
We arrange residency visas for the buyer's spouse and children.
Bank account
We help open a personal account with a UAE bank and prepare the documents for bank checks.
End-to-end deal
Payment, developer NOC, DLD registration and title deed.
Portfolio management
You buy and stop spending time and attention on your properties. There is a person in Dubai watching them for you.
0.3% per year
of portfolio value. Minimum $5,000 per year, billed quarterly.
- We track the market and your properties. Once a quarter you get a short report: what each property is worth and what it earns.
- We tell you in advance when it's time to act: sell, re-let, make a payment, renew a visa.
- One person who knows your portfolio answers your questions. Decisions stay with you.
- When a property is ready to sell, we sell it and reinvest.