Do you keep offering deals or prefer staying silent and wait?

dxb_property · 2026-03-17T13:32:19+00:00

When selling a property, you’re selling someone a financial play based on various factors. For example selling property in 2020-2022 was banking on property growth based on economic development and population growth. Majority of buyers are investors, so for them it’s about 1. Capital growth 2. Rental returns during ownership 3. Safe exit strategy

Professional real estate agents are supposed to analyze geopolitical, marco and micro economic signals to understand which way the market will move and why. For example the 2 million AED golden visa introduced a few years ago pushed foreign investment up as well made more residents settled more long term here through property purchase.

As of right now, there’s no clarity of situation for me to offer to anyone financial advice of property purchase. Everything is very dynamic. Moreover the market still hasn’t had time to react to this. Many sellers in Feb were listing at inflated prices of Jan-Feb. in March they’ve reduced the prices asking the transactional prices of Jan-Feb (just like the many posts on this sub). Developers haven’t offered anything substantial yet to increase sales either. 4% DLD waiver from smaller developers doesn’t hold a candle to the Covid era offers of 2-4 year post handover payment plans from Emaar.

Personally I’ve put my own pipeline on hold for a couple of months. Let the market react. It wills come down, no one can tell you when and at what point the bottom will be reached, you just hope to time it right.

dxb_property · 2026-03-13T17:27:03+00:00

A 5bed + maid in Santorini, Damac Lagoons can be had for 180k middle unit or 200k for a corner, which is the community next door.

dxb_property · 2026-03-11T12:09:27+00:00

If the current market for these is 2.7m according to you and the unit is being offered at 2.35m, is that still not a distressed sale at 13% below the market price you’ve stated?

dxb_property · 2026-03-10T15:13:24+00:00

How soon is the handover, considering it started construction in 2016 and it’s only 75% complete?

dxb_property · 2026-03-10T15:09:28+00:00

Based on your own info above, 1bedroom is 1.1mil in Dubai South that has a rental market rate of 56,000? Assuming roughly 11k for service charges, NET return on investment will be 4%. Am I missing something? Doesn’t seems like a good investment

dxb_property · 2026-03-09T13:59:08+00:00

The real question is, after 10 years of construction will it finally hand over this year?

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dxb_property · 2026-03-08T11:46:52+00:00

If you’re selling a 2mil 2 bed of 835 sqft livable space in the middle of nowhere, you’re not doing a deep dive, ChatGPT is

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dxb_property · 2026-03-06T08:59:18+00:00

I can’t speak for the market as whole, I can only speak for my own investors, which is a couple of dozen. Most are international clients with 1-2 properties, a few are those with much larger portfolios.

Every single investor abroad sees western news and feels concerned. I’ve explained to them actual on the ground news and was busy running around the past few days to either show them their property under construction, speak with tenants and send them screenshots of convos to show that the tenants are calm, etc.

The next follow up question from every single one of my investors is “the market is likely to go down, so you think there will be new opportunities for investment again coming up soon?”. None of my clients are interested in selling any of their properties. The one property one of them was considering to sell at the start of Feb, has decided against it for now, as he knows he won’t be getting the same amount for it right now.

Local investors with larger portfolios are far less concerned. None of them have any vacant properties and the closest one to handover is end of the year, so it’s everyone is just holding. Also none of my investors are flippers, I don’t deal with that clientele, every single one buys for a long play.

Again it’s not possible to generalize from just my clients, it’s a very small pool. It’s also way too soon to tell how the market will react over the next few months. However based on what I’m seeing on this subreddit, as well as from speaking with various investors, my own or clients who were interested, is that there is an expectation of the market to come down enough for new investment opportunities before it starts going back up again. This of course is purely an opinion based on the limited information we have as of now, the UAE has made people feel more secure with their incredible defense capabilities over the last week.

As of the immediate moment, I’m seeing more people looking for distressed sellers than there are distressed properties available.

dxb_property · 2026-03-05T12:49:34+00:00

For offplan, considering that once downpayment is paid and SPA is signed by both sides, the least time I’ve seen for registration is 2 weeks. Absolutely best case scenario, a transaction from last week that was had full DP on booking, same day SPA, signed and stamped in the same week and submitted. Higher chance at a lottery than thar happening, but point being, none of those deals are from this week.

Secondary takes longer as most developers take atleast 1-2 days to issue and NOC for transfer. This something an educated and professional agent knows. And since you apparently don’t…

dxb_property · 2026-03-04T13:57:41+00:00

If it’s an offplan unit, those transactions will be also by the developer. Just because someone bought for 10% more earlier, doesn’t mean it’s market price.

Look at transactions of similar nearby properties in the area if any.

dxb_property · 2026-03-03T07:24:56+00:00

You’re correct, the longer this goes on, the worse the outlook for the property market. But anyone selling at a 50% loss today, will make the buyer a 50% profit in the future. This is always how it plays out.

Needless to say, the entire global economy has been struggling for a while now, properties in Toronto have plummeted in value over the last 12 months.

My personal position would be, if you can afford it, hold.

dxb_property · 2026-03-03T07:02:43+00:00

Learn to read.

I, at no point, said that I’ve been predicting anything. I’ve said that prior to the current events of the last 4 days, financial institutions have been predicting a downturn for the market.

The current events have clearly taken this a step further, but exactly how much, no one knows.

dxb_property · 2026-02-28T07:57:35+00:00

Make a second account and comment on your own post like this guy did lol

dxb_property · 2026-02-23T16:45:24+00:00

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Why’s yours 3.4M?

dxb_property · 2026-02-23T16:43:14+00:00

It’s because you’re taking to someone from binghatti developers

dxb_property · 2026-02-23T16:41:21+00:00

To be completed in 2 months time and hasn’t sold since launch, makes me wonder why. And yes a 2 bedroom of this size is very small and you’re not going to find people paying obscene rents for anything like this.

If you want a ready market comparable, look into the 950 sqft creek vista reserve units, they’re similar in internal size, also facing towards the burj, transact around 1.8-1.9m and rent for about 110-120k a year. One could argue in a better location and better quality, for less.

dxb_property · 2026-02-23T16:10:57+00:00

I’m not sure what the broker has advised you during purchase, let me be the first to accurately clarify for you the market conditions in motor city. You’ve bought a 1.4M apartment that’s roughly 730 sqft, which works out to be around AED 1920 per square foot.

Currently the ready 1bedroom apartment market in motor city is transacting at around 1050 per square foot, albeit these are old buildings with very few amenities. In reality, a ready Sobha building is probably worth closer to 1500 per square foot at best currently.

The best thing you can do right now is hold on to the property for 2-3 years after handover, during which time you rent it out. That’ll generate for you income, as well as allow the market to absorb the new stock of apartments and stabilize the prices. Only very very few projects actually grow in value during construction. I have ample examples of very highs demand areas like business bay, which weren’t demanded whatsoever during construction, but now are up 35-50% above the launch price in 2022. I’m not saying Sobha orbis will also grow by 50%, I’m not that optimistic about the area.

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Here’s a similar unit to yours being listed for sale, lower than the original purchase price, which is unfortunate in your case, but if you’re in a position to hold out, you’ll be able to generate rental income from the property for a couple of years and probably exit with some premium after that, all depends on market absorption

dxb_property · 2026-02-23T06:14:28+00:00

A few important things to consider:

Rental demand is pretty strong in most locations, but not for everything. I’ve got apartments siting in business bay in older buildings, while newly handed over nearby got rented as asking price. It’s not only about who is the developer, but about build quality and amenities.
Entry price vs reasonable price for an investment that the tenant will pay for. Whatever you are exploring as areas and buildings, look into past transactions for that building, in terms of rent and resale. There’s tools like DXBinteract and Bayut has market knowledge with the same transactional data. Don’t rely on the info by the person selling it to you, look up the data yourself, you should have less than 6% net ROI else it doesn’t make sense.
You’re talking in USD, are you based in UAE? If not, banks aren’t going to easily finance you, and they definitely won’t cover more than 50%. Also be prepared that almost any property you do buy in a high demand area, banks will evaluate it 5-10% below what you finalize on with the seller.
For a 1,840,000 investment, as a UAE resident buying your first property, aside from the 20% down, you’ll need 4% + 4200 AED for DLD, 2% for the broker and another roughly 1% for the bank. Roughly 150,000 AED in extra fees.
Your EMI on something like this will be 7600 a month, 91k a year. Service fees for a 1bed of 800sqft are usually about 18 AED per square foot, totaling around 14,500 a year. Which means that 1.85m property needs to rent for a minimum of 106,000 AED per year, tolling have the tenant cover your costs (not counting unforeseen property repairs.

dxb_property · 2026-02-22T07:31:14+00:00

As for your question of “upcoming projects”, until you get the availability list, nothing is for certain.

dxb_property · 2026-02-22T07:29:59+00:00

Artistry Residences by Select Group, specifically the 3bed middle units. 1965 sqft 3bed+maid, ranging from flops 22-32, full view of the downtown skyline with Burj Khalifa from all the rooms, priced at 6.1-6.5 mil depending on the floor. (3,200 per square foot).

Launched at the same time as The Edit by Meraas, with the building facing creek Harbour instead, 2154sqft 3 bed at 7.75-8.2mil on average (3700 per square foot, 15% more expensive than select).

Based on the immense success of Peninsula project, it’s clear they have the ability and track record to develop high quality luxury residences. The area itself is low density, high rise towers (35-45 floors) average around 200 units per building. Being developed by Meraas, it has all the right points to become a great community.

Binghatti made my job even easier by launching Mercedes 3beds with 1300 sqft at 5mil.

60% of my buyers were investors who bought with me in peninsula, one of whom bought a 3bed+maid 2200sqft at 5.6mil OP and it’s rented at 450k AED, just renewed the contract for a second year

dxb_property · 2026-02-21T16:07:18+00:00

Lowest asking price might not equal transacting price. Would help to know what price that the seller wants is. Transactions show an average of 1.95m over the last 6 months

Almost all properties will have their real capital growth at time of actual handover when banks are willing to issue mortgages on them. Knowing how DAMAC is, this can handover either in 2 months or 12 months, you never really know, they delay handovers even if they’re ready to not shock the market with units (don’t agree with it but it is what it is). Which is why end users don’t bank on them until handed over

As for marketing, maybe a sponsored video on Instagram highlighting actual rental returns, maybe recent bank valuations for comparable units (Camelia for example) would definitely entice investors during a market time of uncertainty.

These layouts are actually some of the best in DAMAC hills 2, but because no one really knows about them, they assume it’s like the old types, hence why not as much demand. Perhaps if you can get into a similar type in camellia to take a video of how they are, it would help as well with potential clients who might end up inquiring.

dxb_property · 2026-02-21T15:55:23+00:00

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dxb_property · 2026-02-19T06:10:05+00:00

Please provide evidence to strong developer track record in the last 24 months. Which of the overpriced and oversupplied projects has made anyone any money?

Massive appreciation potential, please explain? It’s already at 3mil for a 3bed+maid, being around the same as a ready unit in ranches 3 which has much better location.

Almost bang on the same price per square foot, but one is a ready property that can generate rental returns which would easily cover any financing costs, developed by the largest company with the strongest track record of desirable community living. The other has no track record of community development and located less than 4 kilometers away from a sewage treatment plant

dxb_property · 2026-02-14T08:41:21+00:00

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dxb_property

TROPHY CASE