Distress −13%Whole building · 32 unitsIncome approach
Al Meydan
Mohammed Bin Rashid City · Meydan (area 412)·32 units · 18×1BR · 12×2BR · 2 retail · NSA 37 612 sqft
Whole building · 32 units
Already bargained — final floor price
We hard-negotiated the whole package. This is the reached floor — available to you now, no further seller give.
Package offer13% vs piece-by-piece
AED 60.0M
68.7Mworth piece-by-piece
Buyer holds this price
—
reserved for you
02
Why it's distress — sum of parts
Sold one by one at district median prices, the 32 units are worth 68.7M. The whole building is offered for 60M — 13% below its own liquidation value. That's the distress.
ComponentMedianQtyWorth
Worth piece-by-piece68.7M
Discount captured
−13%
Worth 68.7M · offered for 60.0M — you enter below the price the asset can be broken up for.
Two valuation bases. Entry priced by liquidation (68.7M piece-by-piece — a floor). Exit priced by income (going-concern). Both sit above the 60M offer.
03
Asset income — rent
Building rent matches district market rates (Ejari) — the income is real, not inflated. Net income after service charge drives the yield and the exit value.
NET rent by year · base +3%AED / year
4.70Mgross / yr
−0.60Mservice charge
4.10Mnet year 1
Net yield on offer
6.84%
net 4.10M ÷ offer 60.0M — verified against Ejari
Residential · 18×88k + 12×135k3.20M
Retail · 2 units1.50M
Gross4.70M
− Service charge−0.60M
04
Full entry — all costs
Package price60.00M
DLD transfer 4% + agent 2.1%+3.66M
Trustee + title (32 × 4 450)+0.14M
Full entry63.8M AED
Real deal amount
Offer 60.0M + 3.8M costs (4% DLD, 2.1% agent, trustee & title on each of 32 units) = 63.8M. This is the base for the IRR and exit.
06
Exit in 3 years — the roadmap
Enter in 2026, hold and collect rent, sell the building whole in 2029. Each year the asset value rises as income grows — priced the same way a real buyer will price it at exit. Click any year — its exit math unfolds below.
Exit 2029 · three market scenarios
06+
Resilience — the stress test
What if it doesn't play out? We check the deal across every combination of the two risk factors: rent growth (0/3/5%) × exit-market yield (6.46/5.96/5.46%). The base case is the centre cell — everything else shows the cushion.
8 of 9 stress combinations clear the 8% threshold
Across rent growth (0/3/5%) × exit yield, only the double-hit (0% growth + market drop) dips to 5.6%. Each factor alone the deal holds — the cushion sits on the entry discount, not on optimism.
Admin onlyWorking block — not shown to investors
Bargaining ladder — target IRR
Closing offer
Reserve Al Meydan at the floor price
Already bargained to 60.0M — 13% below piece-by-piece value, 11.6% IRR, 37% ROI over three years. The offer window is fixed below.
Offer valid
—
Allocated to private clients — this bracket typically closes before year-end.
