Off-plan · 40/60
Binghatti Skyhall
54 × 1BR · 834.95 sqft each · NSA 45 087 sqft
On ask not interesting — target 80–83M
Flip −2.5%, hold 7.6% at ask — both under the 8% bar. Discount is vs seller regs only.
Package offer
AED 94.5M
104.8M
seller regs · his −10% story
Price held for you
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02
Price position — launches & regs
Ask PSF 2,096 is the low end of BB launches (2,446–3,139) — but the exit prices off READY resale: value-tier ~2,150 psf. That anchor decides the deal.
Two valuation bases. Entry priced by liquidation (68.7M — a floor); exit by income. Both above the 60M offer.
03
Asset income — rent
Net yield on offer
5.3%
net 5.04M ÷ ask 94.5M · rent starts at keys 2027
NET rent by year
flat model
04
Full entry — all costs
05
Keys 2027 → exit ~2030
Profit · hold strategy · at ask
+28.0M
+28% ROI ~4y
7.6% IRR/yr · under 8%
Two strategies · one target
On ask both strategies fail
Flip −2.5%, hold 7.6%. All rests on the 2,150 psf anchor; conservative 1,955 shifts prices −8–10%. Target: 80–83M.
06
Resilience — stress test
Closing offer
Bid at 80–83M
At the 94.5M ask neither strategy passes. Target 80–83M gives IRR 12–13% + a bulk-exit cushion.
Offer valid
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