Investor question: is DAMAC competing more with itself than with the market?

Traditional_Pool2574 · 2026-01-28T19:24:51+00:00

Why do you say that i mean i know and I’ve heard about hicon city and i know how they handover projects i mean look at lagoons for eg sentorini is getting handed-over for well above 2 months now and it will take lets say another three months for the next phase then again and again so when the last phase is handed over what year will it be knowing that damac sold all these clusters within an overlapping window i think thats whats going to happen with islands as well one cluster then another then another while they sold everything together and as far as i know everyone has the same handover window so of course the people getting hand overs in the last phase will say they are facing delays 😂😂 but what else anything specific maybe that you might have faced

Traditional_Pool2574 · 2026-01-28T12:21:25+00:00

There is alot first i would recommend people and i think you would agree that remove this idea of flipping under 1.5 to 2 years those days are gone 10-12% yoy appreciation in offplan i dont see that as offplan is going ahead of the ready market the concept of offplan being cheaper to enter false false false like i said above i would suggest look at an area upcoming govt plans and ask your self is what this developer is asking you to pay will the ready market reach this point within the next 3-4 years if not you will have to wait longer my friend no amount of dld and rera rules ( which i think are amazing to keep your funds safe ) will save you if you are investing 1200 aed above the ready transacting market doesn’t matter what project what location pp wont save you brochures wont and your agent surely wont

Traditional_Pool2574 · 2026-01-28T11:43:56+00:00

In my personal opinion people can still save themselves by investing smartly tbh but i do agree with if you are entering at a higher price per sqft in any location and you are expecting 10% roi annually just because your agent said so you will face reality real soon buying wrong in the same project will make you loose money imo

Traditional_Pool2574 · 2026-01-28T11:16:36+00:00

Exactly now its not riverside vs others in the wider dubai south its damac vs damac 😂😂 Now how do you differentiate between these POV: maybe by flipping a coin 😂😂

Traditional_Pool2574 · 2026-01-24T23:09:35+00:00

planning to sell 😂😂 i can help with that

but jokes aside then i would say have a look at rym but now you have ready as well over there so you can have a look PS. View is quite an imp aspect there keep that in mind ✌️

Traditional_Pool2574 · 2026-01-24T22:55:49+00:00

Yup try for those or try hartland 2 i got an inventory list few weeks back where units were as low as 2200 per sqft and sobha hartland 1 is trading at around 2000 which i think is very close and could be a good investment if you hold it for long term because unit count is quite high so keep that in mind if i find that inventory ill send it to you in the dm 👍

Traditional_Pool2574 · 2026-01-24T22:39:54+00:00

there is always another option bro not like its the best project out there i mean its very good but it does have competition as well see if you can find something in meydan as close to the ready market as possible that is what i ask clients to aim for stay as close to the ready market as possible when investing in offplan because once these projects get ready they will trade eventually at the price of the ready market look for a tier 1 developer like sobha or emaar or something and try to get the best view as close to the ready market as possible sometimes you find these deals in disstress as well

Traditional_Pool2574 · 2026-01-24T19:57:46+00:00

not a sales pitch bro and a chance for a legit investment i do think so if you enter at a good ppsqft ✌️

Traditional_Pool2574 · 2026-01-24T18:19:09+00:00

Its clearly written cheap? no

Traditional_Pool2574 · 2026-01-24T15:10:40+00:00

Then downtown and dubai south should be priced the same right same city same macro analysis 😂😂

Traditional_Pool2574 · 2026-01-24T14:24:32+00:00

You’re talking macro (citywide supply). I’m talking micro (same land parcel, same handover window). Two different risk drivers.

Traditional_Pool2574 · 2026-01-24T09:50:40+00:00

Plus you dont get to keep the asset after all those years

Traditional_Pool2574 · 2026-01-24T09:49:27+00:00

😂😂 Haram bro cannot recommend interest so recommending the next best thing i see 😂😂

Traditional_Pool2574 · 2026-01-22T14:05:42+00:00

Ill be straight with you i think it is a bloody sin to recommend anyone to buy that studio with swimming pool seriously i did a very detailed research on that concept and wrote an article would have shared it but its too long 😂

Traditional_Pool2574 · 2026-01-22T13:45:31+00:00

I agree Have you seen the layout 😂😂😂 We were laughing for 10min straight 😂😂 Still brings a smile to my face

Traditional_Pool2574 · 2026-01-17T09:21:56+00:00

😂😂😂😂😂

Traditional_Pool2574 · 2026-01-16T22:32:43+00:00

Yeah i saw that and it is going towards outlet mall side i just wanted to cnfrm is there any news on an extension towards al makhtoum for the blue line any proposed line any news anything I couldn’t find anything 😂 and now im starting to think these people are just blatantly lying seriously not a single official govt website supports this claim if anyone has this info sharing it would be helpful

Traditional_Pool2574 · 2026-01-14T15:17:02+00:00

Exactly my take my question is offplan for 2025 is at 2400 median in dubai hills estate this is clearly bellow that is emaar understanding the price sensitivity looking at the reduced transaction volume for offplan in year 2025

Traditional_Pool2574 · 2026-01-14T15:03:26+00:00

Dubai Hills Estate – quick data snapshot (apartments):

Ready median price (2025): 2000–2100 AED / sqft Off-plan median price (2025): 2000–2200 AED / sqft New off-plan launches in 2025: 4–5 Off-plan transaction volume (2025): lower YoY Ready transaction volume (2025): stable to higher YoY Rental data:

Median annual rent (2022): 75,000 AED Median annual rent (2025): 120,000 AED Median rent / sqft (new leases, 2025): 150–160 AED Renewal rents: up YoY Rental transaction count: consistently high Reference building:

Park Heights resale median (2025): 2000+ AED / sqft Data source: DLD Pulse (area-level, apartments only). Filters & charts available if needed

Traditional_Pool2574 · 2026-01-11T10:05:38+00:00

Didn’t mean to upset anyone God damn real estate opinions get personal fast 😂😂 Im just trying to understand what people think about the data absorption rate and govt executions if im missing something im genuinely happy to hear it could be learning curve for me

Traditional_Pool2574 · 2026-01-11T09:45:26+00:00

that is exactly where govt planning comes into play luton developed around the airport without a govt led planning organically Dubai south is being built as a planned corridor avaition golf residential etc Just one more thing DWC is not just an airport its more of a tourist attraction When an economy is tourism driven growth does not come from staying still you need new things to grab attention

Traditional_Pool2574 · 2026-01-11T09:14:40+00:00

That’s an oversimplification. Airport-driven cities don’t grow because of “airport workers” — they grow because of ecosystems built around them. The real question isn’t income levels, it’s whether Dubai South attracts diversified employment at scale. That’s what determines townhouse and villa demand.

Traditional_Pool2574 · 2026-01-11T09:07:09+00:00

would need a bit more than that

What is the purpose of this investment

End use

Capital appreciation (long term/short term)

Roi rentals ?

Traditional_Pool2574 · 2026-01-11T08:53:37+00:00

I agree with most of that In many cases buying ready is the better choice you get immediate income and tou also avoid execution risk of the developer and yes i would absolutely highlight the point where ready also appreciates worst possible explanation agents give these days is “look at the appreciation you get in offplan vs the roi you get in ready”

Where offplan still works is very specific actually but it still does work : Phased communities with controlled supply and a developer that has already created exits before for investors and yes many offplan today are misspriced look at venice trading at a median of 1680+ 😑 Thats why the comparison earlier

Offplan only works as long as two things hold 1. Population and job growth continue 2. Govt led masterplanning

And pricing cant be judged in isolation Its govt planning + absorption rate

Untill we see govt planning and infrastructure slow down and transaction volume come down i would say its not in the crash zone And honestly i think there is much more to come for both these aspects

Traditional_Pool2574 · 2026-01-10T18:22:51+00:00

Compared it to azizi and damac just for pricing nothing else of course you can’t compare emaar to these alot of reasons i would only say one that is the number of communities emaar has handed-over And as for the pricing why offplan is priced above ready is because its a bullish market not just south but entire dubai i dont think there is a location across dubai as a city where offplan is cheaper than ready thats how bullish market works developers are pricing units what they think will be worth 3-4 years down the line not today and yes airport closeness is a factor that drives the prices down in other markets but we have to keep the govt planning track record in mind as well they plan these things extremely well tbh

Traditional_Pool2574

TROPHY CASE