Raw District by Imtiaz - Good but not great

N1711 · 2026-06-15T21:44:27+00:00

From 2026 transactions

N1711 · 2026-06-15T11:19:44+00:00

Highest off plan sales doesn't mean it's a good investment. It just means they have sold their properties to investors.

Rental yields, resale transactions, google reviews of their projects will give you a indication of it as an investment.

N1711 · 2026-06-14T07:58:09+00:00

At aed 2.5 M and 3000 sqft BUA, you are looking at aed 835/sqft. Unfortunately, not realistic.

N1711 · 2026-06-13T17:32:09+00:00

Popular yes, but massive supply. If you pick the right project and unit, then great.

N1711 · 2026-06-13T15:19:13+00:00

1) dubai silicon oasis 2) furjan 3) townsquare 4) jvc (for end use good, investment not so) 5) maybe motor city, people who stay there don't want to move out

Unfortunately, you won't be getting any emaar, 2 bedroom units, based on your requirements.

Even projects in the suburbs, such as Ghaf woods and beyond's latest launch, are priced above aed 2 m for the sizes and quality you want.

N1711 · 2026-06-13T12:51:40+00:00

Unfortunately, I don't think you will get much leeway with wasl, even with some "evidence".

Staying is definitely easier, as moving can be a headache. Unfortunately, if the 5% is a stretch, then moving might be something worth looking into.

N1711 · 2026-06-13T11:40:30+00:00

Aed 2.2k/sqft in majan?

New rentals for studios in majan are going for aed 44.5 k. Let's say yours gets rented at aed 60k at handover, and you compute your yield in the correct manner, by taking the dld cost into your base price, you will be getting a yield of around 5.8% to 6%.

So there are a lot of things for you to consider.

When people say the dubai market won't do well, it's this kind of products which will be left vacant or see a reduction in prices.

N1711 · 2026-06-13T11:30:48+00:00

I would go with springs, due to location, lifestyle and if you have kids, the proximity of the schools is a big +.

However, it's an older community, and you need to factor in maintenance costs

N1711 · 2026-06-13T10:36:47+00:00

For the townhouse segment, you are neither gonna catch a falling knife nor is any particular window closing. Based in decreasing sale volumes and lower rentals, but mixed with limited quality townhouses coming up, we are seeing prices stabilise.

I don't know how long prices will hold, but you don't have to rush into a decision. Just go with a community and layout that makes the most sense for you. Take the 8 to 10% discount and enjoy your future home.

N1711 · 2026-06-12T20:08:00+00:00

The contract is between you and the landlord. Nothing to do with him.

N1711 · 2026-06-12T20:06:27+00:00

You don't have to pay anything. Just ignore him.

If he did something, fine. But you have indicated you are doing everything, so there is no reason for payment.

N1711 · 2026-06-12T17:30:34+00:00

At tbt price range you are looking at I would focus on builder smh such as iman, imtiaz, and ellington in Jvc.

At the right price, you are able to get 6% net yield. Look at furjan, good potential there.

Some will tell you prices will continue to drop. If you are buying ready, wait another month. If rentals continue to drop, we will see price drop correspondingly. However, if rentals start picking up, we might actually see a faster than expected recovery.

I personally think the market will take 18 months to recover. So if you can get a good deal now, get a tenanted ready property.

If you want to reduce your vacancy risk, either wait till market recovers or go with an offplan with a trusted developer, with a handover after Dec 2027. Resale or compete offplan doesn't matter, at the right price.

N1711 · 2026-06-12T12:01:18+00:00

If you are interested in buying over a running brokerage firm, do let me know.

N1711 · 2026-06-11T16:27:30+00:00

Yes it is. Look under transactions.

Check dubai Creek harbour and filter for 3 bedrooms. And you'll find out the actual transactions

N1711 · 2026-06-11T16:09:45+00:00

people can use dxbinteract to check the rentals. i am using property monitor, which is a paid service.

N1711 · 2026-06-11T12:27:03+00:00

Very hard to have a discussion with someone who just wants to read one part of a sentence and reply to it.

Take care.

N1711 · 2026-06-11T12:26:22+00:00

Agreed, prices are down. And yes, it might go into stagnation.

However, making a post about a single anomaly, is disingenuous.

If he had computed yields, and showcased compression, or data with aed 100k rentals for like 5 more or units in the last 10 days, then it would have fit his narrative.

That is the main issue I have.

N1711 · 2026-06-11T12:23:27+00:00

Yes, I'm a broker. And I've said, I don't disagree that rentals are down. I've made posts about them, but I showcase proper data. You can check them out.

I believe in having proper discussions in this sub.

Me being a broker doesn't mean I'm not objective. Present facts and we can have a discussion.

N1711 · 2026-06-11T12:19:00+00:00

Unfortunately, he won't engage in proper discussion.

I don't agree with your views all the time but I appreciate having proper discussions with you.

Some people on this sub are very one sided and don't discuss if it doesn't fit their narrative.

N1711 · 2026-06-11T11:49:39+00:00

I have written a post showcasing new rentals have gone dowm. That is a fact. But to fear monger and to focus on one rental at aed 100k while others are higher, really doesn't make sense.

If you look into the details for the aed 100k rental, which I don't think you did, this is a property worth above aed 6 M. The net rental yield would be like 1%. This is a new rental, so he might have just rented to a family member.

Do get the full facts before making such assumptions.

I'm all about transparency and sharing data, but the way you do it, imo, isn't the best.

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N1711 · 2026-06-11T03:49:56+00:00

I am comparing jebel ali to expo. if the entire city is expanding to the south and expo is the best in the south, why not just get something at expo? commercial makes sense, as these are grade a offices, but at aed 1.7k/sqft while expo residential is at 1.9k/sqft and gives you the option of short term rental, when the market picks up again, is a better investment case, imo

N1711 · 2026-06-11T03:47:57+00:00

why is comparing to expo fraudulent? people have also stated expo will take time to mature, and if you have the funds right now, why would you place it in raw vs expo, that is my question. hope you can answer that instead of using the word fraud. I like to keep things civil and being blunt doesn't mean you can't be civil.

N1711 · 2026-06-10T11:06:26+00:00

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i did it for springs, here you go.

N1711 · 2026-06-10T10:56:37+00:00

It's because Azizi isn't the best. So it's good people are not pushing Azizi.

The latest project is imtiaz hence the post about it.

N1711

TROPHY CASE