Appreciation
Al Andalus · Jumeirah Golf Estates
15.2%CAGR on capital valueArea median 10.2%
This unit
Area median
Entry 2023 at AED 891 per sqft, AED 1,350 per sqft today.
Low apartment densityGated golf community15% below valuation
Private advisory. Dubai.
The addresses in Dubai
you don't hear about.
Fifty families a year. That is the whole book. A frond villa on Palm Jumeirah. A mansion in Emirates Hills. A fairway estate at Dubai Hills. One senior contact, one conversation, one shortlist built for you.
Backed by a proprietary Dubai property intelligence engine. Every shortlist scored on price-per-sqft, developer track record, and resale liquidity before it reaches you.
RERA 59035. DLD approved. Fifty families a year.
Pulkit Ganjoo. Founder & CEO.
RERA 59035. By introduction only
Included with your request
Our 14 page study, Dubai Residential Outlook 2026 to 2035.
By introduction. Typical acquisitions from USD 5M.
The addresses we quietly acquire in
Waterfronts, fairways, and skylines you already know.
Palm Jumeirah. Emirates Hills. Dubai Hills. The Oasis. Grand Polo. Palm Jebel Ali. DIFC. A short list of postcodes where our clients tend to buy. We do the finding. You do the choosing.
Tell us the postcodes. We bring back the residences.
Recently, for our clients
A room. A view. A shortlist of five.
A glimpse of what a shortlist looks like when it is built for you.
Available to discuss on request.
How the shortlist is built
Quiet intelligence. Senior judgement.
Behind every introduction is a Dubai property intelligence engine and a senior advisor who has closed hundreds of these residences. Neither works without the other.
Data-driven sourcing
A proprietary Dubai property intelligence engine tracks 40,000+ residences, live developer allocations, and every DLD transaction back to 2010.
AI-scored shortlists
Every residence we bring you is scored on price-per-sqft, developer track record, resale liquidity, and rental yield before a human ever picks up the phone.
Off-market access
Private developer allocations, quiet resale, and pre-launch inventory that never touches a public portal. One senior contact for the full brief.
Where the market is
The deepest pricing correction Dubai has seen in years is on the table right now.
Sellers who need to move are accepting terms they would not have entertained a year ago. These allocations are placed quietly, one buyer at a time, and they do not sit.
–
Off-market units under our care
–
Average discount to market price
–
Allocations expiring within 7 days
Figures from our live off-market inventory, refreshed as listings move.
Structures we hold access to
Selective 0% down accessExtended payment structuresPost-handover terms
A small number of developers extend these terms to buyers we introduce. Mention it when we speak and we will tell you what currently qualifies.
Private opportunities
Occasionally, the right address
comes at the right price.
A small share of what we source is off-market inventory priced below the market. When it appears, our members see it first, quietly, and long before the portals.
Off-market
The Oasis by Emaar
Marèva. Corner residence.
A corner unit inside one of Emaar's most spoken-about masterplans, brought to us directly. The same allocation on the developer's list, and the same layout on the resale market, sit meaningfully higher.
Vs developer's list
AED 1M below
Same corner unit, direct from Emaar's price sheet.
Vs comparable resale
~AED 800k below
Equivalent layouts trading in the secondary market.
Details shared privately, on a call, with a senior advisor.
Inventory of this nature is rare and not always available. When we cannot match your brief at a similar level, we say so. We do not manufacture urgency.
This week, by introduction
A signature villa on a Palm Jumeirah frond.
Five ensuite bedrooms across two floors of travertine, oak and brushed brass. Private pool, direct water frontage, and the palm shaped skyline you already know.
L Frond. Palm Jumeirah. Dubai.
The residence
- Direct water frontage on a Palm frond
- Travertine, oak and brushed brass throughout
- Chef kitchen with a dedicated butler pantry
- Private pool, sunbathing deck and outdoor kitchen
- Home cinema, wine niche and staff quarters
- Vacant on transfer. No tenant handover.
Bedrooms
5 ensuite bedrooms
Bathrooms
6 bathrooms
Built area
6,400 sqft GFA
Grounds
Private garden & pool
Parking
3 car private garage
Handover
Ready. Vacant on transfer.
Inside the residence
Income for later
The 60 year old you will thank youfor one decision taken today.
One property, bought now. Tenants pay the rent, you keep it, no tax on it in Dubai. The only thing you cannot buy back later is the compounding you skipped. Set your age below and see it play out.
I'm in my 40s
I can put in
These figures assume an off-plan purchase, you pay in instalments while it's being built, so the return on the cash you actually put in is higher than buying a ready unit.
Step 1 · You put in
AED 1,000,000
The price of one apartment.
Step 2 · Tenants pay you
AED 5,833 a month
≈ ₹1.3 L a month
Tax-free, from the first tenant. Dubai rents have risen about 3% a year, so by 60 that's about AED 8,823 a month.
Step 3 · At 60 you have
AED 1.9M flat
≈ ₹4.4 Cr
Plus AED 1.3M of rent already collected along the way, and you still own the flat.
What you'd have, age 45 to 60
Flat value Rent collected
AED 1M
45
AED 1.6M
50
AED 2.4M
55
AED 3.2M
60
You start with AED 1M. By 60 the flat alone is worth about AED 1.9M, and you've already banked AED 1.3M in rent on top of it.
Why off-plan · same AED 1M property, 10 years
Off-plan
4.9x
back on the AED 232K cash you put in
Ready
1.9x
back on the AED 584K cash you put in
Assumes off-plan bought 5% below the ready price with a 20% booking payment, ready bought at market with a 50% mortgage, 5% price growth and 7% yield for both, DLD 4%, agency and travel costs on the ready purchase only.
Waiting one more year costs you about AED 115K: AED 70K of rent you don't collect, plus roughly AED 45K more to buy the same unit a year later.
Rent paid to you every month, tax-free
Tenants in Dubai usually pay a year upfront. The dirham is pegged to the dollar, so the money keeps its value.
A 10-year visa for the whole family
Buy AED 2M or more and you can sponsor your spouse, children and parents. Renewable, and not tied to a job.
You own it outright, and can pass it on
The title deed is in your name, forever. It keeps paying after you stop working, and it goes to your family later.
Show me units that fit this
Simple illustration, not a forecast. Assumes 4.5% capital growth, 7% net rental yield and 3% rent growth a year, before purchase costs, service charges and any mortgage. Actual results vary.
Beyond the residence
Two more ways we work with you
Set up your Dubai company with your first property
Most of our investors pair the two: a trade licence, residency visa and AED bank account alongside the purchase. One point of contact for all of it, we handle the paperwork while you pick the property.
Commercial real estate, on request
Offices, retail and full floors, where a growing share of institutional money is moving this cycle. Longer leases, stronger covenants, quieter yields. We place select clients into these directly.
Back-tested
The signal, tested with our own capital
Two units bought on the same signals the engine now scores, held and measured against DLD area medians for the same communities.
Yield
East 40 · Al Furjan
10.1%Gross rental yieldArea median 6.2%
This unit
Area median
AED 785K entry, AED 79K annual rent achieved.
Growth corridorMetro and POI density15% below valuation
Two units are not a track record. They are validation that the signal is real, and the reason the engine exists, to find it at scale rather than one deal at a time.
Figures from held-position purchase records and DLD-published area medians. Individual results vary by community, tower and unit.
What our clients quietly worry about
The concerns behind a nine figure address.
Am I paying a fair price?
We price every residence against DLD transaction history, live secondary comps and the developer's own inventory. You get it in writing before you sign.
Who is actually representing me?
One senior advisor from the first message to keys in hand. No junior handovers. No rotating agents. No group demos.
How do you find the right residence?
We spend our week in the rooms most buyers never enter. Developer allocations, owners quietly looking to move, family offices rotating stock. We bring back the three that fit.
Who handles the rest?
Legal, banking, snagging, furnishing, leasing, Golden Visa. One relationship. One WhatsApp thread. One point of accountability.
A small door
You can spend a year looking.
Or one call getting in.
The residences worth owning in Dubai move between a handful of advisors, family offices and the developers themselves. Getting the call is the whole game. That is what we do.
Private client research
Dubai Residential Outlook 2026 to 2035
One city. Different markets.
39,999
Known units in the transparent project-timing sample.
2026-29
Where most visible catalogue completions currently sit.
+38%
Population growth in our planning scenario, not an official forecast.
14 pages, prepared for private clients. Included with every advisory request below. We share it once your request is in, alongside the deals that fit you.
A private conversation
Tell us what you're looking for.
Pulkit reads these personally. If he's at capacity, a senior advisor will come back within 24 hours with three residences that fit. If nothing fits, we say so.
Pulkit Ganjoo. Founder & CEO.
RERA 59035. Reply within 24 hours, or a call with Pulkit directly.
RERA 59035. DLD Approved. Aumra.