Service 04 · Investor Select
Selected on what you net.
Opportunity selection for investment buyers — yield modelled honestly, exit liquidity assessed, and developer track record checked before anything reaches you. Net yield, not advertised gross.
Who this is for
The income investor
You want a dependable rental return in a currency pegged to the dollar, and you have been quoted yields that do not survive contact with a service charge invoice.
The portfolio builder
Two or three purchases over a few years, across communities and unit types, with an exit plan for each. You want one advisor who holds the whole picture.
The off-plan buyer
You are drawn to a payment plan and a launch price, and you want someone to read the floor plate, the SPA and the developer's record before you reserve.
What happens
Three steps, about two weeks.
Day 1
The mandate
Forty-five minutes on capital, return target, hold period, appetite for off-plan, and what you will do if the market turns. The answers shape everything after.
Days 2–10
The model
Two or three opportunities worked net: realised rents, actual service charges, vacancy, management, refresh, and a view on exit liquidity. Developer delivery history for anything off-plan.
Day 14
The case, and the decision
A written case for each, with the assumptions shown. We recommend one, explain why not the others, and say plainly if none of them clear your target.
What you receive
The workings, shown.
Every number in the case has a source, and every assumption is written down. If you would model it differently, tell us and we will run it your way.
Net yield model per opportunity
Realised rent, actual service charge, vacancy, management and refresh, with the assumptions shown.
Exit liquidity view
How quickly this unit type sells in this community, to whom, and at what discount to asking.
Developer track record
Promised against actual handover dates across the last decade, for anything off-plan.
Full acquisition cost
DLD, trustee, agency, mortgage registration and the first year's charges, on the actual price.
Management and leasing plan
Who will manage it, at what fee, and how the first tenant is found.
Annual review
Once a year, the rent, the charges and the exit reconsidered against the original case.
Questions
What investors ask.
Realised net yields in the communities we work in have ranged from roughly 4% to 6% over the last year, with the higher figures in denser, cheaper districts that also carry higher turnover and service charges. Advertised gross figures run one to two points above that. We quote net, and we show the workings.
It is a different one. Off-plan gives you a payment plan and a launch price in exchange for two or three years without income and delivery risk. Ready gives you rent from the first month at a price the market has already tested. Which is right depends on your capital and your hold period, and we will tell you which it is for you.
We keep a record of promised against actual handover dates for the major developers going back a decade, and we look at how their completed buildings have been managed and how their resale has held. The name on the hoarding tells you less than the record does.
Usually, at a lower loan-to-value than a resident — often around half the price — and subject to the bank's view of your income and country. The registration fee is a quarter of a per cent of the loan. We introduce a broker early so the case is modelled on the real cost of the debt.
The UAE does not levy personal income tax on rental income or capital gains tax on the sale of a property held by an individual. Your home country may tax both; we suggest you take advice there and we are happy to speak to your adviser.
We arrange management and leasing if you want us to, and we review the investment with you once a year: the rent achieved against the model, the service charge movement, and whether the exit case still holds.
Selected around your objectives.
Forty-five minutes on the mandate. The model follows, with the workings shown.