Fixed fee · Fixed scope · Days, not weeks

Know if the numbers work before the money moves.

Independent feasibility sprints for UAE real estate. We re-underwrite development projects for developers and investment teams, and we check the numbers for private buyers before they commit to a villa or apartment. No transaction commission, no agency relationship — the only thing we sell is the analysis.

See the two services Request analysis

Illustrative extract

Profit on total cost

21.9%

Verdict

Proceed

Gross development value	AED 112.6m
Total development cost	(92.4m)
Development profit	AED 20.3m
Levered IRR	19.8%
Breakeven sales rate	AED 1,334 per sqft

Every engagement ends in one page like this — a number, a verdict, and the exact point where the deal breaks.

01 — Services

Two services. Fixed fee, fixed scope.

FOR DEVELOPERS · INVESTMENT TEAMS · FAMILY OFFICES

Project Viability Review

Does a scheme approved on last year's assumptions still work on today's costs, rents and absorption?

AED 5,000FIXED · 5 WORKING DAYS

Re-underwrite the scheme against current construction costs, achievable rents or sales rates, and realistic absorption.
Residual or income appraisal with GDV or ERV, cost allowances, finance, and profit on cost or yield on cost.
Market evidence — 8 to 10 transacted comparables for the submarket, not asking prices.
Monthly cashflow with UAE escrow release, payment plan and facility drawdown where relevant.
Sensitivity grid — rate against cost, showing exactly where the scheme breaks.
Verdict and gap analysis — proceed, re-phase, re-price or pause, with the number that drives it.
8 to 10 page report plus the live Excel model, with one revision round.

ScopeScreening depth, built for a go or no-go decision. This is not a RICS Red Book valuation, a survey, or legal and planning due diligence.

50% to start, 50% on delivery. Scope confirmed in writing before payment.

FOR PRIVATE BUYERS · VILLAS · TOWNHOUSES · APARTMENTS

Buyer's Numbers Check

About to commit to a home or a residential investment? Independent analysis of the return at the price you have been quoted — in 48 hours.

AED 999FIXED · 48 HOURS

Transacted evidence — what comparable units in the same community have actually sold for, from registered transaction data, against the price you have been quoted.
Demand read — absorption, days on market and rental demand for that exact unit type and location.
Yield and cashflow — realistic gross-to-net rental yield after service charges, and what the numbers look like on a 3 and 5-year hold.
Handover and supply check — what else is completing nearby and when, and what that does to rents.
The questions to ask — the specific points to put to the seller, broker or developer before you commit.
3-page written note.

ScopeThis is investment analysis of the return at the price offered. It is not a property valuation, a survey, or legal advice, and it does not state a market value — property valuation in Dubai is a RERA-registered activity.

Paid upfront. If the asset falls outside what we can analyse properly, we say so and refund before starting.

02 — Track record

Track record

Fifteen years of GCC development experience across master planning, mixed-use, residential, hospitality and retail — for government-backed master developers and private groups. The analyses below are worked examples on representative Dubai assets, showing the method and the depth of output. Client engagements are confidential and are not published.

Worked example

Palm Jumeirah

Beachfront villa acquisition

Buyer-side analysis of a signature-frond villa at AED 32m asking. Transacted evidence against asking, rental yield after service charges, and a five-year hold view.

3.1%

Net yield

−7%

Asking vs transacted

Negotiate

Verdict

Worked example

Business Bay

Mixed-use tower plot

Residual appraisal on a canal-facing plot with a G+28 envelope, testing a residential-led scheme against a hotel-apartment alternative.

AED 418m

GDV

19.4%

Profit on cost

AED 71m

Residual land value

Worked example

Jumeirah Village Circle

Mid-market residential viability

Re-underwriting a G+4 scheme approved on 2025 assumptions against current build costs and absorption.

11.2%

Profit on cost

AED 1,180/sqft

Breakeven rate

Re-price

Verdict

Worked example

Al Quoz

Industrial and logistics asset

Income appraisal on a multi-tenant warehouse, testing yield on cost against current rent growth and near-zero vacancy.

8.6%

Yield on cost

3.4 yrs

WAULT

Proceed

Verdict

Photography is representative of location only. Figures are illustrative of method and output, not of any specific client engagement.

03 — Team

Who does the work

Plotline is run by a small group of real estate professionals with over fifteen years of experience across the GCC — master planning, mixed-use, residential, hospitality, retail and industrial — working for government-backed master developers, regional investment platforms and private groups. Between us we have underwritten, structured and delivered projects through full cycles, including the 2014 slowdown and the current adjustment. We hold access to the transaction, pricing and supply data portals the institutional consultancies use, which is what lets us produce evidence-backed analysis in days rather than weeks. We take no commission on any transaction we analyse and hold no agency relationship with any seller or developer. The only thing we sell is the analysis.

15+ years

GCC development

6 asset classes

Residential, office, retail, hospitality, industrial, mixed-use

48 hours

Fastest turnaround

04 — Process

How it works

Send the asset

Location, price, and whatever documents exist: the listing, affection plan, title deed, floor plans, tenancy schedule. A 15-minute scoping call confirms fit and scope in writing. If the asset does not suit the service, we say so before you pay.

We run the numbers

Transacted evidence, demand data, and a financial model built for UAE mechanics: escrow release, payment plans, service charge drag. No interim noise, just the finished work on the promised day.

iii

Verdict and walkthrough

A written verdict with the number that decides it, the model behind it, and a call to walk through it. You leave knowing whether to proceed, what to negotiate, or why to walk.

05 — FAQ

Questions we are asked

Because the scope is fixed and built for one decision. A full consultancy study covers market positioning, design input and lender-grade reporting over several weeks. We work at screening depth — the evidence, the model and the verdict needed for a go or no-go call — using the same transaction, pricing and supply data the institutional consultancies use. No pitch team, no interim reports, and a fixed fee confirmed in writing before you pay.

No. Property valuation in Dubai is a RERA-registered activity and we do not provide valuations or state a market value. Our reports are investment analysis of the return at a stated price and set of inputs. They are not RICS Red Book valuations, surveys, legal or planning due diligence, or financial advice.

The location, the price or budget, and whatever documents exist — the listing, affection plan, title deed, floor plans, tenancy schedule, or for a scheme the current appraisal and cost plan. A 15-minute scoping call then confirms fit and scope in writing before any payment.

Then that is the answer, and it is often the most valuable one. We take no commission on any transaction and hold no agency relationship with any seller or developer, so we have nothing riding on the outcome. The verdict comes with the number that drives it, so you can see exactly why.

All seven emirates, with the deepest transaction evidence in Dubai. We cover residential, office, retail, hospitality, industrial and mixed-use — from a single apartment or villa to a development plot or income-producing asset. If an asset falls outside what we can analyse properly, we say so before you pay, and for the Buyer's Numbers Check we refund before starting.

Yes. Developers, investment teams and family offices screening several assets or a recurring pipeline can agree a scope and fee schedule in advance, so each new opportunity is turned around on the same fixed basis. Ask for a scoping call to set it up.

06 — Enquire

Request analysis, or just ask first.

Tell us the asset, the price and when you need to decide. We reply within one business day, confirm fit and scope on a short call, and put the fee in writing before anything is payable.

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+971 52 690 0717