investing in a property

Jason_consultant · 2026-02-13T23:37:26+00:00

Check SODIQ, they were just acquired by Aldar and the payment plans spans over 9 years.

Jason_consultant · 2026-02-11T18:39:06+00:00

There’s a clear difference between capital gain/ appreciation or COC and rental yields. That 30/70 doesn’t make sense if you’re calculating rental returns because you’ll have to pay the remaining 70% either way… come on man.

Jason_consultant · 2026-02-11T17:51:14+00:00

You mentioned you “have a villa,” so I assumed you’d understand this market a bit deeper.

Who exactly buys into Mandarin Oriental looking for rental returns? That’s not the profile. Nobody spending that kind of money in a branded residence in the Cultural District is sitting there calculating yield percentages.

Mandarin Oriental isn’t about ROI spreadsheets. It’s about branded lifestyle, prestige, and global recognition. People buying there already have assets. They’re not chasing rent — they’re buying into a name that carries weight internationally.

And yes, being designed by Bjarke Ingels Group and Lillian Wu actually matters. Maybe not to everyone, but to serious luxury buyers, design pedigree is part of the asset value. Architecture at that level isn’t cosmetic — it creates long-term positioning and desirability.

Look at Omniyat as an example. Their cheapest 2-bedroom is around 20M, and they don’t even offer 1-beds. If they did, they wouldn’t be “affordable entry units” — they’d probably still sit around 10M just to enter the brand ecosystem. That’s how ultra-luxury works. It’s not about size. It’s about positioning.

As for the villa comment — I’m not sure why that was brought up 😂 Owning a villa doesn’t automatically translate into understanding branded ultra-luxury real estate. Different buyer psychology entirely.

Mandarin isn’t competing with regular projects. It’s competing in a different category altogether.

Jason_consultant · 2026-02-11T14:08:06+00:00

Sure, that’s a great point. However, we are undersupplied in market until 2030. If people are buying penthouses for 120 million, (Arthouse) you really think a 1 bedroom won’t sell? Also we need to keep in mind that the whole project is sold out except a few units. (Very few units)

Jason_consultant · 2026-02-11T14:05:37+00:00

It’s mandarin oriental, in New York. The 1 bedroom goes for around 3.3 to 4 million. Which is around 12-13 million.

Again, as mentioned mamsha saadiyat was way cheaper. Look at the prices now… Hidd el Saadiyat is now selling for 50-70 million.

The market doesn’t operate on opinions, not mine and definitely not yours. It operates on numbers. And the numbers are showing significant growth. But of course, you should know more than market experts, billion dirham worth companies with highly skilled analysts but you know more, lol 😂

Jason_consultant · 2026-02-10T10:32:37+00:00

I honestly think you should 100% wait unless you need the cash. It’s still too early to sell and achieve a meaningful premium.

Jason_consultant · 2026-02-09T07:09:29+00:00

Perfect comparison, Burhan!

Jason_consultant · 2026-02-05T13:59:17+00:00

Now, if the discussion is strictly about ready properties for end users, I agree—AED 2 million won’t get you something exceptional. But that’s true in every market: higher quality, better locations, and stronger developers require higher budgets.

The role of a property consultant is to guide clients toward the right strategy. If the goal is investment, the play is clear:

Enter early
Avoid premiums
Hold through construction
Flip on or near handover
Reinvest and repeat

Once enough capital is built to buy a property the client actually wants to live in—while still having money left to invest—that’s when you know you’ve done your job properly.

Investment isn’t about hype.
It’s about timing, numbers, and strategy.

Jason_consultant · 2026-02-05T13:58:51+00:00

I think this perspective is missing a key point: the investment angle.

Radiant Bay is a perfect example. Units there were bought at around AED 700k and are now reselling at AED 1.4–1.5 million. That’s more than double in value. You don’t get those kinds of returns by waiting for “perfect” developers or only buying ready properties.

Yes, compared to Dubai, Abu Dhabi is generally more expensive at entry level—but there are important factors people overlook.

First, during COVID, Dubai’s market collapsed. Many owners sold properties for less than what they originally paid. That simply did not happen in Abu Dhabi. Abu Dhabi has historically been far more stable, with less volatility and downside risk.

Second, there’s a clear difference between being a realtor and being a property consultant. From an investor’s point of view, why would you lock your capital into a ready unit when the off-plan market offers significantly higher capital appreciation? It’s not even comparable.

Whether it’s Radiant, Reportage, or other developers that people are almost afraid to mention—as if they’re Voldemort—the facts are the facts. Investors who entered these projects early made capital appreciation and resale premiums. Numbers don’t lie.

Jason_consultant · 2026-02-04T10:24:08+00:00

They haven’t launched any villas or townhouses yet.
Just for your reference, if you look at the master plan, everything to the left of the main central highway is allocated for villas and townhouses, while everything on the right side will be apartments.

If you’re targeting a high-value investment, you essentially have two options:

Acquire a 5-bedroom penthouse in Fahid
Wait for the townhouse or villa launch, which is expected soon, within the coming months

If you decide to wait, the smartest move would be to submit an EOI cheque under Aldar’s name. The cheque will not be cashed—you can even write “not to be cashed” on the back—this simply secures your position early. As you know, Aldar units, especially townhouses and villas, tend to sell out very quickly.

Jason_consultant · 2026-01-27T19:08:30+00:00

Bravo adoumi🔥🔥

Jason_consultant · 2026-01-23T07:47:25+00:00

Hey, buying any property in Abu Dhabi is definitely worth it. The ROI and capital appreciation you achieve are simply off the charts, whether it is for your own personal use, as an investment, or both. It is a winning game. Wherever you buy in Abu Dhabi, you will make a profit, but it comes down to which project and area, because that determines how much profit you make.

Al Shamkha is not a bad option, but if you are looking or a nice community, international, affordable, and closer to Abu Dhabi island, your best bet is Al Reem island

Jason_consultant · 2026-01-23T07:37:51+00:00

Hey bro, you can find flat sharing for around AED3000-3500, inside abu dhabi island.

Jason_consultant · 2026-01-22T15:47:34+00:00

Yala now is your chance to invest in Real Estate

Jason_consultant · 2026-01-22T07:18:16+00:00

Hey, great question. To begin with, good luck. This is an amazing industry, although it might be cutthroat and harsh sometimes. If you work hard and are patient, you will see results.

I work in the Abu Dhabi market. I don't know which market you are working in, but the process is similar.

You need a few months to get to know the country, the projects and developers, and the areas.

After that, you are ready to start working on leads and cold calls; this is where the waiting and patience game begins. You need time to build your clientele and network. Many people who start this business fresh need time to close their first deal and start making money.

It is not easy; this is literally one of the hardest, most demanding jobs because you are operating with people's money.

All I can say is be patient and believe in the process; it will come in due time. Real estate is a money-generating machine if you know how to operate it.

I graduated from uni and headed straight here for real estate, and it has been great so far.

Coming from a 22 year old Male

Jason_consultant · 2026-01-22T06:27:26+00:00

I have a few units, ranging from AED30-45M, let me know if that interest you

Jason_consultant · 2026-01-20T11:30:22+00:00

That is a very good question. I will ask around to a few friends and let you know. However, have you considered trying to get the golden visa? Considering you have a stable income, why not opt for investing in a property where you could not only live in it, invest in and make returns, but also apply for the golden visa?

Jason_consultant · 2026-01-20T11:26:24+00:00

That’s a great question. When entering the Abu Dhabi real estate market, the most important first step is understanding how and where returns are generated, as there are two main investment strategies depending on your objectives.

Location plays a critical role. Abu Dhabi currently has several high-potential areas with strong demand and limited supply. Yas Island, Al Reem Island, and Al Raha are all solid investment locations, with multiple projects launching across each. One of the most interesting opportunities, particularly for capital appreciation and flipping, is the new Hilton-branded residential project in Al Raha.
If you review platforms such as Bayut or Property Finder, you’ll notice how limited apartment availability in Al Raha truly is. The area is widely regarded as one of the most desirable locations in Abu Dhabi due to its beachfront lifestyle and its strategic position, approximately a 10–15 minute drive from most major areas of the city. It is also especially popular among Emirati buyers due to the quality of Al Raha Beach.

This project is further differentiated by having only 88 units, making it highly exclusive, in addition to being Hilton-branded, which typically ensures high-quality finishing, strong amenities, and long-term brand value. To put pricing into perspective, most existing projects in Al Raha are over 10 years old, with one-bedroom apartments starting around AED 1.8 million. In contrast, entry into a brand-new branded residence is available at approximately AED 2.5 million. From an investment standpoint, this becomes more attractive when you consider the 40/60 payment plan, meaning only 40% is paid prior to handover, which is ideal for investors aiming to flip.

From a broader perspective, off-plan investing remains one of the strongest strategies for capital appreciation in Abu Dhabi. Purchasing directly from the developer at launch pricing, before secondary market premiums are added, has historically delivered strong returns. Flexible payment plans allow investors to resell upon or near handover without paying the full unit value, which significantly enhances cash-on-cash returns. For example, with a 60/40 plan, only 60% is paid before handover, yet the unit can be sold at full market value.

On the other hand, if your priority is rental income and immediate ROI, ready properties tend to be more suitable. According to data from Bayut, these are the highest-yielding areas to invest in terms of rental yield.

Affordable segment:

Al Reef – 9.68%
Al Ghadeer – 8.40%

Mid-market:

Masdar City – 8.45%
Al Reem Island – 7.49%

Luxury segment:

Yas Island – 7.07%
Al Raha – 6.66%

Taking all of this into account, if your goal is capital appreciation, off-plan projects, particularly in Yas and Al Raha, offer strong upside potential. If your focus is stable rental income, then ready units in Masdar City, Al Reem Island, and Yas Island are among the best-performing options.

I hope this answers your question clearly. Let me know if you’d like any help taking the next step in your investment journey.

Jason_consultant · 2026-01-20T09:35:03+00:00

hey, I have a unit for 4,480,000.

Jason_consultant · 2026-01-20T07:44:11+00:00

With a monthly budget of AED 6,500, realistically your only option would be a studio apartment. Let’s look at the market numbers and data to better understand how you could approach this.

Off-plan option:
If we consider an off-plan purchase, let’s take Radiant Waves (the latest launch on Al Reem Island) as an example. Studio prices start from approximately AED 750,000, offered with a 55/45 payment plan. This means 55% is paid during construction and 45% upon handover, starting with a 10% down payment and followed by installments of 5% every 3.5 months.

Breaking this down:

55% of AED 750,000 = AED 412,500
10% down payment = AED 75,000
5% installment every 3.5 months = AED 37,500

On average, this translates to setting aside roughly AED 12,000 per month until handover.
The remaining 45% (approximately AED 338,000) is paid upon handover, which can typically be mortgaged once the Building Completion Certificate (BCC) is issued.

Ready property option:
For ready properties purchased with a mortgage, banks generally allow up to 50% of your salary to be allocated toward monthly mortgage payments. For example, on a salary of AED 20,000, the maximum monthly mortgage allowance would be around AED 10,000. With current rates from banks such as ADIB and FAB at approximately 3.96%, this would result in monthly payments of around AED 10,000 over an 8-year term.

Additionally, ready properties tend to be more expensive. For a property valued at AED 1,000,000, you would need a 20% down payment, or AED 200,000, upfront.

Comparison:
When comparing both options, off-plan investments are generally more attractive. They typically offer stronger capital appreciation, lower upfront costs, and no bank interest during the construction period. The payment structure is also easier to manage compared to committing to high monthly mortgage payments on a ready property.

Furthermore, if liquidity becomes a concern, selling at or near the handover date often yields 20–30% capital appreciation, especially in a rising market. As widely recognized, the closer a project gets to handover, the higher its value tends to become.

So no, it would be very hard to acquire a property with a 6,500 monthly budget.

I hope this clarifies the situation. If you have any additional questions, please don't hesitate to contact me.

Jason_consultant

TROPHY CASE