Fair · ≈ breakup
Dubai South · 51×1BR
all 1BR (643–846 sqft) · NSA 40 149 sqft
Fair price — we bid at the target
Offer ≈ breakup 41.4M ≈ income 42.2M. IRR 5.8% — target ~34.9M.
Package offer
AED 41.0M
41.4M
piece-by-piece
Price held for you
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02
Why it's in distress
Sold one by one at district PSF, the 51 units are worth ~41.4M. Offered at 41M — level with liquidation, no discount.
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
6.6%
net 2.705M ÷ offer 41.0M · at market per Ejari
NET rent by year
fully rented · +3%
04
Full entry — all costs
05
Exit in 3 years
Profit after exit · base
+7.55M
+17% ROI 3y
5.8% IRR/yr · fails 8%
Exit 2029 · three scenarios
Income-hold fails — 6 of 9 cells red
The base itself fails (5.8%). Value only via bargaining below market to ~34.9M.
06
Resilience — stress test
Closing offer
We bid at the target
On the 41M offer IRR is 5.8% — fair-priced, not investable at ask. Our target ~34.9M (IRR 12%).
Offer valid
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