Distress −16% · thin
Dubai South · 63×2BR
all 2BR (1109–1236 sqft) · NSA 73 460 sqft · 78% let
Distress −16%, income thin — bargain
Offer 65M is −16% under breakup 77.2M — real distress. But cap thin: IRR 7.0%, target ~57.1M.
Package offer
AED 65.0M
77.2M
piece-by-piece
Price held for you
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02
Why it's in distress
Sold one by one, the 63 units are worth ~77.2M. Offered at 65M — a real 16% below liquidation. Distress is genuine; income is thin.
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
5.93%
net 3.85M ÷ offer 65.0M · stabilized, real SC
NET rent by year
stabilized · +3%
04
Full entry — all costs
05
Exit in 3 years
Profit after exit · base
+14.86M
+21% ROI 3y
7.0% IRR/yr · fails 8%
Exit 2029 · three scenarios
Income thin — 6 of 9 cells red
Base 7.0% fails despite −16% breakup. Value via bargain to ~57.1M + the 77.2M floor.
06
Resilience — stress test
Closing offer
We bid at the target
On the 65M offer IRR is 7.0% — real distress −16%, but income thin. Our target ~57.1M (12%).
Offer valid
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