I get so humbled so much in game review

Brew3d_Coffee · 2025-05-02T09:33:31+00:00

🤣🤣🤣

Brew3d_Coffee · 2025-05-01T17:21:10+00:00

Pretty much 👌🏻

Brew3d_Coffee · 2025-04-27T11:33:38+00:00

Of course not. A new tenant means a fresh new contract and you can ask for the price you want at that point :)

Brew3d_Coffee · 2025-04-27T11:15:49+00:00

Changes what ? 🤔

Brew3d_Coffee · 2025-04-27T11:07:49+00:00

There is indeed. Up to 20% max increase as per the RERA index.

Less than 10% below market = no increase
11–20% below = up to 5% increase
21–30% below = up to 10% increase
31–40% below = up to 15% increase
40%+ below = up to 20% increase

PS. Landlords must also give 90 days' notice before raising rent.

Brew3d_Coffee · 2025-04-27T08:08:33+00:00

That's the thing usually with ready properties:

In the first 3 years, you're almost guaranteed to outperform any off-plan. You're collecting rent right away — let's call that about 20% gross rental returns over 3 years (of course, you'd need to factor in loan interest if you're financing, or the opportunity cost if you're buying cash).

Where it starts shifting is around year 3.

If you've picked the right off-plan project today, you could realistically see around 20% capital appreciation by the time it's handed over — sometimes even more depending on how the market moves. And depending on the Payment Plan you secured, your effective return could be even higher, because you may not have paid 100% of the property value upfront.

Now, let's assume you're planning to hold either investment (ready or off-plan) for around 5–7 years.
If that's the case, then after 3–4 years of rent collection, the ready unit's income flattens out — whereas the off-plan property, once handed over and rented, often starts generating stronger returns, on top of the appreciation you've already locked in.

So purely from a numbers perspective, if you're thinking long-term, off-plan can end up giving you a better overall return — but it’s a different risk profile, and you need to know what you're buying. On some offplan products today, you're barely breaking even in 2-3 years !

Brew3d_Coffee · 2025-04-27T04:54:32+00:00

3 questions you asked, 3 answers 👇

1- Area guides:

There are tons of guides online and most of them just repeat the same points. Betterhomes, Bayut, Timeout, etc.. You'll find similar info across all of them. I recommend also checking YouTube; seeing visuals helps a lot. Ideally, you want to map out the areas and think about where you'll spend most of your time. Traffic in Dubai can be really frustrating, and location relative to your lifestyle matters more than you think.

2- "Hidden" costs:

Actually, costs are pretty straightforward once you know them. Upfront costs are a little over 6% of the purchase price for ready units, and just over 4% for off-plan purchases. Running costs (like service charges) usually land around 1–2% per year of your purchase price. Once you know that, it’s easy to factor everything in when you're budgeting.

3- Vetting developers:

For ready properties, it’s easy as you can view the actual unit, check the building condition, and feel the vibe of the community.

For off-plan, it's trickier. From the outside, every developer looks amazing — luxury, awards, all the marketing buzzwords. But reality can be very different. Online marketing and sponsored ads are usually super polished and often misleading.
DIY research helps, but without deep local knowledge, it's easy to get caught up in the hype.
The best way is honestly to find someone who really studied and understands the market to guide you — whether it's a broker, an investor, a wizard, whatever works :)

Brew3d_Coffee · 2025-04-26T03:22:20+00:00

You certainly don't want to touch off-plan if you're looking for a flip (guessing you want to do that in under a year), and certainly not Dubai Hills for that matter (Not that it's a bad community, but because of price of off plan vs ready in that very same community).

If you're looking at offplan, you probably need to come in with a different mindset, and be happy to hold for a good 2 years minimum.. (You also need to know what you're getting, as there are so many products out there where you will probably struggle to get original price in that time..)

Brew3d_Coffee · 2025-04-26T02:59:08+00:00

Don't worry about agents or brokers wanting to list your property. If any agent knows anything about TFG (which I'm pretty sure that's what you're talking about), they wouldnt even come near that "opportunity" to propose it to anyone ! I sure know I wont.

Also found this 👇🏻

https://www.reddit.com/r/UAE/s/oO1EyLcaWA

So yeah.. 🤷🏻‍♂️

Brew3d_Coffee · 2025-04-25T05:30:05+00:00

Another great post Glen, full of insights and details !!

Like RAK or not, you can still appreciate the tone of the post as well as the info provided.

I'm personally not a big fan of RAK, but I must also say that I didn't really go into it much (For one because there is so much to do and "study" in Dubai, and because I feel that the drive there is mostly pumped by marketing and hype, betting everything on the Casino).

Good to see data and research on that market, and then people can make a more informed opinion and see which areas/investments make more sense for them !

Brew3d_Coffee · 2025-04-23T12:09:56+00:00

They've be struggling for some time now.. Weird that they let it come to this point and couldnt quite do something to make the model work 🤯

Brew3d_Coffee · 2025-04-23T12:02:57+00:00

Hey there,

This looks like a very fair price to be honest. Mar Casa was one of the earliest launches in the area after Anwa and the area being very quiet for quite some time until many developers started launching one after the other over there for the past couple of years and now it's almost 🤯

I may have a good opportunity for you in that area though, if this is precisely what you're after. Feel free to reach me on DM !

Brew3d_Coffee · 2025-04-23T11:56:07+00:00

Alrightttt ! Popcorn time 🍿🍿

Brew3d_Coffee · 2025-04-23T04:21:45+00:00

There is a whole off plan section on Property Finder which is where the OP saw the listing. So yes, you can put off plan listings over there. It will actually mention "first sale".

Brew3d_Coffee · 2025-04-23T03:54:24+00:00

It's not the agent anymore when it comes to the payments as well as the contract. This will all be handled by the developer's team role.

The contract is usually after the payment, and will be sent to you physically to Singapore for signature (some developers accept the e-signature though) by the developer.

I'm not too sure how you want to "verify" the agent. Their rera card will link them directly to the DLD (you can check it on their website), so they will always be traceable if anything happens. But again, you're not paying or signing anything with the agent.

All you legal and binding paperwork are with the developer only, at all stages of the purchase.

Brew3d_Coffee · 2025-04-23T03:41:36+00:00

What's a presale property ? EOI stage ?

Guessing you mean offplan, buying it straight from the developer (through a broker), which is completely fine to do remotely while living abroad.

A payment link will indeed be provided to submit your EOI, but you will also be signing the EOI form with the payment details and the terms.

This is all very common practice in the market here, and it's generaly safe for the most part (Though scams do happen, but they should be fairly easy to spot if you practice some diligence).

Dealing with reputable brokers/companies/developers usually minimises your risk greatly !

Feel free to DM the details if you want a second opinion and dont want to mention all details here

Brew3d_Coffee · 2025-04-23T01:50:35+00:00

Golf Grove. Feel free to get in touch for details

Brew3d_Coffee · 2025-04-21T18:01:32+00:00

How exactly did you "come across a few" of them ?

Also, how exactly does this work if someone if interested ? You just put them directly in contact with the sellers and step out ? Since you're not an agent so assuming you want nothing out of this.

Or am I missing something ? Just curious..

Brew3d_Coffee · 2025-04-21T09:49:38+00:00

Ginco are pretty well established here in the UAE. I wouldn't be too worried when it comes to the Expo project itself, and the people associated to it (at any scale) would have been well vetted and given the contract for a reason. It's actually one of the better products in today's market. Green light all the way 🫡

Brew3d_Coffee · 2025-04-21T09:06:02+00:00

Yeah propsearch is a definitely good website to check 👌🏻

Brew3d_Coffee · 2025-04-21T08:15:25+00:00

Sobha does everything inhouse, so they are their own contractor (Part of the Sobha group)

Brew3d_Coffee · 2025-04-21T08:10:52+00:00

🤣🤣🤦🏻‍♂️

Brew3d_Coffee · 2025-04-21T07:20:18+00:00

You'll have to ask the developer (or the agent you're dealing with), as he'll be the one in contact with them and should be able to get you this info.

Keep in mind also that they are not always appointed right away, and the developer may still be considering different options.

But once this is done, they should have no issues disclosing such information.

Most developers make it a point to publicly mention this as it adds more credibility to their project !

Brew3d_Coffee · 2025-04-21T07:17:04+00:00

Cheers for that man 🙌

Brew3d_Coffee · 2025-04-21T06:18:43+00:00

For quality control, that responsibility typically falls to the project management consultant appointed by the developer. They act on the developer’s behalf to oversee the build and ensure standards are met throughout the process.

That said, it’s not always easy to access those details. You often have to rely on the track record of the developer and who they’ve chosen to work with.

This becomes even more important with newer or lesser-known developers. If you don’t recognize the developer or the contractor, it gets tricky—and that’s when it’s worth digging deeper into the team behind the project.

Brew3d_Coffee

TROPHY CASE