Independent analysis of the villa, townhouse or apartment you are about to buy, at the price you have been quoted. Transacted evidence, real net yield and supply risk, with the questions to ask before you commit. A written note in 48 hours.
Paid upfront. If the asset falls outside what we can analyse properly, we say so and refund before starting.
You have a quoted price on a villa, townhouse or apartment and want to know what comparable homes in the same community have actually sold for.
You want the real net yield after service charges, management and voids, not the gross figure on the brochure.
You are comparing payment plans and handover dates, and want to know what else is completing nearby and what it does to rents.
You are selling one home and buying another and want independent numbers on both sides of the move.
What comparable units in the same community and building have actually sold for, from registered transaction data, adjusted for size, floor, view and condition. Set against the price you have been quoted.
Absorption, days on market and rental demand for that exact unit type and location: how quickly homes like this sell and let, and at what discount to asking.
Gross-to-net rental yield after service charges, management, maintenance and a realistic void, plus what the numbers look like on a 3 and 5-year hold.
What else is completing nearby and when, how much of it is the same unit type, and what that supply is likely to do to rents and resale prices.
The specific points to put to the seller, broker or developer before you commit: service charge history, snagging, payment plan terms, handover penalties, title and NOC.
Where the quoted price sits against the evidence and what that means for you: fair, room to negotiate, or reasons to walk. The note does not state a market value.
Two extracts from an illustrative note: the evidence against the quoted price, and the yield after costs.
| Comparable | AED | Per sqft | |
|---|---|---|---|
| Cluster A · Unit 14 | 4,480,000 | 1,859 | |
| Cluster A · Unit 31 | 4,535,000 | 1,905 | |
| Cluster B · Unit 07 | 4,512,000 | 1,842 | |
| Cluster A · Unit 22 | 4,630,000 | 1,929 | |
| Cluster B · Unit 19 | 4,570,000 | 1,888 | |
| Quoted price | 4,850,000 | 2,021 |
Three-bedroom townhouse, Dubai Hills Estate. Registered sales in the same community.
| Expected annual rent | 245,000 |
| Service charge (AED 5 per sqft) | (12,000) |
| Management at 5% | (12,250) |
| Void, one month | (20,400) |
| Maintenance allowance | (7,500) |
| Net operating income | 192,850 |
Gross yield 5.1% on the quoted price becomes 4.0% net. At the transacted median of AED 4.53m, net yield is 4.3%.
The read, transacted evidence, yield and hold view, demand and supply, and the questions to ask.
We confirm by email that the property fits the service. If it does not, we say so and refund before starting.
Transacted comparables, rental evidence, service charges and supply pipeline for the community.
A 3-page note with the evidence, the net yield, the hold view and the questions to ask.
Questions on the note are answered by email or WhatsApp before you decide.
Worked exampleBuyer-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.
Worked exampleA family relocating within Dubai, quoted AED 4.85m. Five registered sales in the same cluster against the quoted price, net yield as a fallback let, and the community's handover pipeline.
Worked exampleAn overseas investor buying a marina-view apartment at AED 1.62m. Service charge drag, short versus long-let yield, and the resale discount on comparable units.
Photography is representative of location only. Figures are illustrative of method and output, not of any specific client engagement.
No. Property valuation in Dubai is a RERA-registered activity and we do not provide valuations or state a market value. The note is investment analysis of the return at the price you have been quoted.
No. We take no commission on any transaction and hold no agency relationship with any seller, broker or developer. The only thing we sell is the analysis.
Villas, townhouses and apartments, ready or off-plan, anywhere in the UAE, with the deepest evidence in Dubai. If a property falls outside what we can analyse properly, we say so and refund before starting.
Yes. Each property is a separate check at the same fixed fee. If you are comparing two or three options, say so in your enquiry and we will set out the evidence side by side.
Does a scheme approved on last year's assumptions still work on today's costs, rents and absorption?
Holding a UAE portfolio? An independent view of which assets still earn their place, what to sell, what to buy next, and what each unit should let for every quarter.
Tell us the asset, the price and when you need to decide. We reply within one business day, confirm fit and scope by email, and put the fee in writing before anything is payable.