At market · +2% breakup
Dubai South · 85-Unit
84×2BR + 1×1BR · NSA 97 177 sqft · fully let
At market — we bid at the target
Offer 105M ≈ breakup 102.6M ≈ income 107.8M. IRR 4.5%, 8.9% on reversion.
Package offer
AED 105.0M
102.6M
piece-by-piece
Price held for you
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02
Why it's in distress
Sold one by one, the 85 units are worth ~102.6M. Offered at 105M — +2% above liquidation, a market price.
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
5.64%
net 5.92M ÷ offer 105.0M · real SC, not 60k
NET rent by year
fact rent · +3%
04
Full entry — all costs
05
Exit in 3 years
Profit after exit · base
+14.9M
+13% ROI 3y
4.5% IRR/yr · 8.9% rev.
Exit 2029 · three scenarios
Income thin — 8 of 9 cells red
Base 4.5% fails; reversion to 8.36M lifts it to 8.9%. Bargain target ~86.1M (12%).
06
Resilience — stress test
Closing offer
We bid at the target
On the 105M offer IRR is 4.5% — a market price. Target ~86.1M, or pay near ask on confirmed reversion.
Offer valid
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