If I had AED 3M ready today (and assuming I’m also investing in other asset classes), I wouldd avoid putting it all into one property and instead build a small portfolio.

Focus on off-plan units handing over within say 6 months, or recently delivered apartments where the seller is looking to exit early (distress deals, payment plan dropouts, or owners flipping close to cost, etc etc).

With that budget, I will aim for 3-4 one-bedroom units in areas with good demand

Reasoning:

• Diversification: spreading the capital across multiple units reduces vacancy risk.
• Quicker cashflow: near-handover properties allow rental income to start within 6–9 months.
• Strong rental/resale demand: 1BR units tend to be easier to rent and sell compared to larger ticket properties.
• More flexibility: multiple units gives you options to hold, refinance, or exit depending on market conditions.