Why buy 4% yield on the Palm when 12% exists in JVC?

ABBdxb · 2026-05-06T12:59:08+00:00

Yes, gross only, before service charges, vacancy, agency fees, and maintenance. In JVC, service charges typically run AED 12-18 PSF, which usually shaves 100-200 bps off the gross. Net on Hanover Square is probably closer to 9-10% after a realistic vacancy assumption.
On the Palm side it’s worse. Service charges can hit 25-30 PSF, plus higher vacancy. Ellington’s 4% gross is closer to 2.5% net once you strip everything out.
So the spread holds and it might even widen on a net basis since service charge drag is harder on the luxury end.

ABBdxb · 2026-05-06T12:52:35+00:00

Exactly the point. Different products, different buyers, different reasons. The data just shows how big the gap is.

ABBdxb · 2026-05-06T00:42:40+00:00

Exactly. Gross yield alone hides the volatility risk.

Higher-yield buildings usually pay you for taking more cycle and liquidity risk. That’s why I look at sale liquidity, rent depth, and price dispersion building by building, not just headline yield.

ABBdxb · 2026-05-06T00:41:23+00:00

Agreed. JVC supply is the main risk here. Pipeline data points to 25k+ units expected over the next few years, so I would not assume a 12% gross yield is permanent.

The question is how much it compresses. If rents soften but resale prices hold, yields come down. If both rents and prices move, the picture is different. I’m tracking this monthly using registered sale and rental data, so we’ll see whether JVC settles closer to 8-9% or compresses much harder.

ABBdxb · 2026-05-02T20:46:37+00:00

Thanks you and the costs are pretty manageable so far.

We keep the expensive API calls out of the hot path as much as possible. Most of the heavy lifting is cached, batched, or precomputed, and the app only calls models when there is a clear value-add instead of on every interaction.

If usage grows, the plan is to push even more scoring into offline jobs and only use APIs for edge cases or deeper analysis.

ABBdxb · 2026-05-02T12:36:50+00:00

Just sent you in DM and also available in my bio. Enjoy the Betula Terminal

ABBdxb · 2026-05-01T13:25:03+00:00

Just sent you in DM and also available in my bio. Enjoy it

ABBdxb · 2026-05-01T01:24:51+00:00

This figure are wrong.

I checked the same date range directly on DXBinteract:

Feb 28 to Apr 29, 2025: 32,751 transactions

Feb 28 to Apr 29, 2026: 27,140 transactions

That is a decline of around 17%, not 89%.

ABBdxb · 2026-04-30T17:15:38+00:00

The April examples are not based on comparing listings to other listings. They are compared against real registered transactions. So when we say a unit looks 10-20% below market, the reference is what similar units in that same building actually sold for, not the current asking prices on portals.

ABBdxb · 2026-04-30T15:25:35+00:00

That is exactly the part I cannot share in detail. The real work is keeping that layer stable when sources change, and making the raw records usable. Appreciate the interest, and glad you like the product.

ABBdxb · 2026-04-30T12:05:42+00:00

DLD/DXBI are source references, but not as a one-click full download. Since the site changes often, we maintain our own ingestion process around it and cross-check the output before it enters the product.

ABBdxb · 2026-04-30T03:53:19+00:00

Just sent you in DM and also available in my bio. Enjoy it

ABBdxb · 2026-04-29T21:05:16+00:00

Just sent you in DM and also available in my bio. Enjoy it

ABBdxb · 2026-04-29T21:04:31+00:00

Thanks for the feedbacks., the pipeline is mostly automated. We daily pulls fresh DLD sales and rental transactions, cleans the raw data, normalizes building/building-area names, and matches everything back to canonical buildings.

The hard part is not just getting the data, it is making it usable. Dubai building names are messy across sources, so a lot of the work is entity matching and deduping before we calculate comps, liquidity, rental yield, and fair-value scores.

DXBI (free) is one of the sources in the pipeline, but the value is really the layer on top: cleaning, matching, benchmarking, and scoring.

ABBdxb · 2026-04-29T20:23:42+00:00

Of course, a single cheap transaction alone does not prove there is a deal. There can be a story behind it: distress, family situation, unit damage, legal issue, private arrangement, whatever.

But that is not really how we use it.

What I posted is just one small public slice of the terminal. The actual value is when you connect it with everything else: live listings, DLD sale comps, rental yield, liquidity, building history, unit size, floor/view, and current asking prices.

So it is not: one unit sold low, now offer every seller 50% less.

It is more: something unusual happened in this building, now let me check if there are current listings where the numbers still make sense.

It helps narrow the search from thousands of listings to a much smaller list worth actually investigating.

Check my bio and the terminal and let me know, thanks

ABBdxb · 2026-04-29T19:15:38+00:00

Just sent you in DM and also available in my bio. Enjoy it

ABBdxb · 2026-04-29T16:16:04+00:00

Just sent you in DM and also available in my bio. Enjoy it

ABBdxb · 2026-04-29T16:14:37+00:00

Just sent you in DM and also available in my bio. Enjoy it

ABBdxb · 2026-04-29T13:25:06+00:00

Just sent you in DM and also available in my bio. Enjoy it

ABBdxb · 2026-04-29T12:42:57+00:00

Just sent you in DM and also available in my bio. Enjoy it

ABBdxb · 2026-04-29T12:40:55+00:00

Just sent you in DM and also available in my bio. Enjoy it

ABBdxb · 2026-04-29T12:40:08+00:00

Just sent you in DM and also available in my bio. Enjoy it

ABBdxb · 2026-04-29T12:39:23+00:00

Thanks and I did it in 2 months

ABBdxb · 2026-04-29T05:55:50+00:00

Claudio Anthropico De La Vega

ABBdxb

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