Dubai Silicon Oasis studio
Dubai Silicon Oasis · Ready · Secondary resale · 450 sq ft · Vacant
100% cash · unlevered · before personal tax
Decision snapshot
Exact model outputs at the time this memo was prepared.
Acquisition and income ledger
Purchase basis and stabilized annual operations.
| Purchase price | AED 679,000 |
|---|---|
| DLD / Oqood (4.0%) | AED 27,160 |
| Buyer brokerage (2.1%) | AED 14,259 |
| Trustee / registration / admin | AED 4,720 |
| Checks, fit-out and reserve | AED 0 |
| All-in cash basis | AED 725,139 |
| Achievable gross rent | AED 47,900 |
|---|---|
| Vacancy / turnover loss | -AED 2,874 |
| Management reserve | -AED 2,251 |
| Maintenance reserve | -AED 1,351 |
| Service charge and fixed owner costs | -AED 5,850 |
| Net operating income | AED 35,574 |
Scenario outcomes
Scenarios are sensitivity tests, not forecasts or guarantees.
| Case | Unlevered IRR | Net profit | Cumulative NOI | Net sale proceeds | Rent start |
|---|---|---|---|---|---|
| Downside | 0.7% | AED 22,688 | AED 148,954 | AED 598,873 | Immediate |
| Base | 8.5% | AED 333,342 | AED 191,691 | AED 866,790 | Immediate |
| Upside | 10.8% | AED 437,220 | AED 210,037 | AED 952,322 | Immediate |
Downside: Study downside anchor: price growth -2.0%/yr and rent growth 0.0%/yr. Tool-added stress: starting rent -10%, vacancy +2 points and fixed costs +10%.
Base: Starting rent as entered; vacancy 6.0%; report-modeled Dubai Silicon Oasis price growth 5.5%/yr; rent growth 3.5%/yr.
Upside: Tool-added sensitivity: starting rent +5%; vacancy -1 point; price growth 7.5%/yr; rent growth 4.5%/yr.
Listing and model assumptions
Replace every area or report allowance with exact-unit evidence.
Ready purchase funding basis
The purchase price and every acquisition cost are funded from investor cash. No loan proceeds, lender fees, interest, debt service or refinancing are included in any return.
Due-diligence record
A financial pass remains blocked until every stop signal is independently verified.
| Status | Evidence item | Gate |
|---|---|---|
| Not verified | Advertisement QR / permit and broker are verified | Stop signal |
| Not verified | Exact unit, net area, floor, view, parking and inclusions match | Stop signal |
| Not verified | Written all-in fee sheet is reconciled | Required |
| Not verified | Three to five same-building achieved rent comparables are held | Required |
| Not verified | Closed resale comparables and likely buyer pool are documented | Required |
| Not verified | Current title, seller authority and restrictions are verified | Stop signal |
| Not verified | Exact unit and building have been inspected | Stop signal |
| Not verified | Exact Mollak / owner service charge and arrears are known | Stop signal |
Decision actions and context
Translate the modeled result into verification and negotiation work.
Balanced income and five-year catalyst exposure when the unit is close to jobs, services and the future Blue Line.
Verify cooling bills, the current service-charge statement, same-building Ejari evidence and competing vacant studios.
Unresolved blockers and model warnings
- STOP - Advertisement QR / permit and broker are verified
- STOP - Exact unit, net area, floor, view, parking and inclusions match
- STOP - Current title, seller authority and restrictions are verified
- STOP - Exact unit and building have been inspected
- STOP - Exact Mollak / owner service charge and arrears are known
- Modeled unlevered net yield is below the 5.0% hurdle.
- The asking price is above the model's economic offer ceiling.
What currently supports the case
- Unlevered base IRR clears the 7.0% hurdle.
- The downside case remains profitable in the modeled hold.
Selected-area source register
Market snapshot researched 26 July 2026; source month June 2026. Bayut market indices are comparison references, not valuations or verified closed comparables.