Ask +20% vs breakup
City Walk
1BR–4BR + Penthouse · NSA 66 018 sqft
Ask above our ceiling — we offer 190M
Top location, real growth — but 220M is +20% over breakup. We bid from data: 190M.
Package offer
AED 190M
220M
asked · breakup 184M
Price held for you
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02
Breakup — where the ask stands
Piece-by-piece the 32 premium units are worth ≈184M (175–198M). The ask is 220M — +20% ABOVE breakup. We anchor to data, not the listing.
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
5.8%
net ~11.0M ÷ our offer 190M · 5.0% on the ask
NET rent by year
model +5%
04
Full entry — all costs
05
Exit in 3 years
Profit after exit · base · at 190M
+53.6M
+27% ROI 3y
8.8% IRR/yr
Exit 2029 · three growth paths
Passes at our 190M — not at the ask
At 190M the 7% base gives 8.8%; a growth stall drops to ~5.4%. The 220M ask fails at any growth.
06
Resilience — stress test
Closing offer
Place our 190M offer
Ask 220M is out of our zone. Our offer: 190M — IRR 8.8% base, ceiling 194M.
Offer valid
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