SPECIAL OFF-MARKET DEAL

OVERVIEW OF THE DEAL

This is a rare off-market cancellation deal involving a limited release of just 8 Grade A+ office units at Burj Capital available at a minimum 20% below the original launch price.

The units were originally acquired as part of a bulk institutional purchase at a heavily negotiated discount. The bulk buyer has since withdrawn from the transaction, and I have been given explicit approval to sell the individual units at the same bulk-discounted pricing, rather than reverting them to current market rates.

This creates a genuine pricing inefficiency — allowing private investors to access institutional-level pricing in a landmark commercial development.

WHY THIS DEAL STANDS OUT

Despite the discounted entry point, these units continue to offer two independent return drivers:

1. Strong rental yield potential, supported by a well-documented undersupply of commercial office space.

2. Capital upside, generated by buying substantially below the original developer price and current comparable market levels.

Dubai is currently experiencing a severe undersupply of office units, particularly Grade A and Grade A+ offices in established and emerging business districts. New supply has not kept pace with demand from regional headquarters, multinationals, professional services firms, and free-zone expansions, resulting in rising rents and tightening vacancy levels across the city.

This imbalance materially strengthens both income security and exit value for well-located, high-quality office assets.

PRICING & MARKET POSITIONING

• Starting price from: AED 2.14 million

• Asset type: Grade A office units

• Development: Landmark, high-quality commercial project

• Availability: Only 8 units

When benchmarked against comparable Grade A office developments (see pricing table provided separately), these units are materially underpriced on a price-per-square-foot basis, despite being of equivalent or superior specification.

PAYMENT PLAN & FINANCING

A highly investor-friendly payment structure further enhances returns:

• 20% down payment

• 5% staged installments linked to construction progress

• 50% on completion

SAMPLE SCHEDULE OF INSTALLMENT PAYMENTS

Sample Unit Price: AED 3,670,000

VAT: 5%

Importantly, the handover payment is mortgage-eligible, allowing investors to finance the final balance through a local UAE bank. This significantly improves cash-on-cash returns and reduces upfront capital deployment.

PRICING ADVANTAGE & RENTAL YIELD OUTLOOK

The pricing differential on this opportunity is material and immediately quantifiable.

• Developer’s original price: AED 4,600 per sq. ft.

• Developer's lowest recorded transaction: AED 3,295 per sq. ft.

• Our special off-market entry price: AED 2,900 per sq. ft.

This represents a discount of over 36% to the original developer pricing, creating immediate embedded equity at the point of acquisition. In fact the lowest recorded Oqood transaction registered since the launch is AED 2,983,000, and our lowest available price is AED 2,140,000.

From an income perspective, the numbers are equally compelling. Using a conservative downside rental assumption of just AED 350 per sq. ft., the asset delivers a projected net rental yield in excess of 10% from day one.

This is deliberately cautious.

Comparable Grade A+ office buildings in similar locations are already achieving AED 450+ per sq. ft., supported by exceptionally low vacancy rates and sustained demand from corporate occupiers. At those rental levels, the yield profile improves materially beyond the base-case projection.

Importantly, these yield estimates do not factor in future rental growth, which is widely expected given the structural undersupply of Grade A office space across Dubai. With limited new stock coming online and demand continuing to expand, upward pressure on rents is not speculative—it is already evident in market data.

This combination of:

• Deep discount to replacement cost

• Double-digit net yield on conservative assumptions

• Clear rental growth tailwinds

makes this a rare example of a commercial investment offering both immediate income strength and medium-term capital upside, rather than forcing a trade-off between the two.