Distress −14%
Golf Promenade
21 st · 40×1BR · 11×2BR · 10×3BR · NSA 87 226 sqft
Distress confirmed — seller below cost
Seller bought at 100.5M in 2023 — now offers below his own cost.
Package offer
AED 90.0M
104M
piece-by-piece
Price held for you
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02
Why it's in distress
Sold one by one, the 82 units are worth ~104M. Offered at 90M — 14% below breakup and under the seller's own 100.5M cost.
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
6.8%
net 6.14M ÷ offer 90.0M · market potential per Ejari
NET rent by year
re-sign · +3%
04
Full entry — all costs
05
Exit in 3 years
Profit after exit · base
+25.4M
+27% ROI 3y
8.6% IRR/yr · thin
Exit 2029 · three scenarios
Marginal base — value via negotiation
Base 8.6% is only +0.6pp over the bar; no-growth fails. Target ≤83M lifts IRR to 12%.
06
Resilience — stress test
Closing offer
Reserve at the distress offer
90.0M — 14% below breakup, seller under own cost. Base IRR 8.6%; our target ≤83M.
Offer valid
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