Jumeirah Bay
Beach Residence, Jumeirah, AE
Net Yield
8.0%
Min. Investment
AED 5,000.00
Funding
1%
Target Hold
60mo
Risk Score
47/100
Projected Net Yield
8.0%
Min. Investment
AED 5,000.00
AED 299,937.60 of AED 28,000,000.00
Not accepting investments
Investment Summary
Key metrics and funding progress
Projected Net Yield
8.0%
Annual rental income net of costs
Projected Annual Return
18.9%
Yield + 10.9% appreciation
Min. Investment
AED 5,000.00
AED 1,582.55 per share
Property Value
AED 28,674,887.29
Share Price
AED 1,582.55
Total Shares
17,693
Available Shares
17,504
Target Hold
60 months
Occupancy
—
Current Valuation
AED 28,674,887.29
Funding Status
1%
Funding Progress
AED 299,937.60 of AED 28,000,000.00
1%
Property Specifications
Physical characteristics and amenities
Property Type
Villa
Bedrooms
5
Bathrooms
6
Interior Size
4,200 sqft
Year Built
2013
Furnishing
Furnished
Building
Jumeirah Bay
Rental Type
Long-Term
Service Charge
28.00 AED/sqft/yr
Gross Yield
10.31%
OPEX Ratio
33.96%
Amenities
Regulatory & Exit Terms
Regulator
DIFC
Shariah
Compliant
Lock-in Period
12 months
Exit Window
biannual · 14d
Institutional Metrics
Debt structure, tenant analytics, and risk assessment
Institutional Risk Score
47/100
Moderate Risk
Lower scores indicate lower risk. Based on WALT, tenant concentration, debt maturity, break-even occupancy, DSCR, LTV, and vacancy.
Loan-to-Value
60.14%
Moderate leverage
Debt Service Coverage
1.24x
Below 1.25x threshold
Break-Even Occupancy
65.25%
Occupancy needed to cover debt service
Top Tenant Concentration
73.72%
Moderate concentration
Debt Amount
AED 17,291,462.52
Interest Rate
6.56%
WALT
1y 8m
Investment Calculator
Estimate your projected returns. Figures are estimates, not guarantees.
Ownership %
0.0200%
Est. Fees (platform + mgmt)
AED 158.25
Projected Annual Rental Income · proj.
AED 416.39
Projected Capital Gain · proj.
AED 4,295.70
Total Projected Return (net of fees) · proj.
AED 6,219.39
Annualized Return · proj.
14.7%
Est. Net Proceeds at Exit · proj.
AED 10,279.63
Exit Value (Projected) · proj.
AED 10,625.89
Projected — not guaranteed
These figures are projected estimates based on current assumptions (yield, appreciation, occupancy). Actual returns may differ materially. Investments involve risk, including possible loss of principal.
Property Analytics
Performance, valuations, and operating metrics
Gross Yield
10.4%
Net Yield
7.3%
Projected ROI
104.2%
Projected IRR
16.9%
Valuation History
Rent History
No rent payments recorded yet.
Operating Metrics
Expense Breakdown
No expense data available.
Investment Thesis
Why this property, the location, and the opportunity
Jumeirah Bay is a value-add reposition opportunity in Jumeirah, offering industrial exposure to a supply-constrained market. The asset benefits from strong transport links, growing occupier demand, and a clear exit path through institutional demand for stabilized, income-producing real estate.
Why this property
Jumeirah Bay offers a rare entry point into Jumeirah's prime core segment at an attractive acquisition basis. The property is underwritten with a 8.0% net yield and 10.9% projected appreciation, supported by structural demand drivers and a disciplined exit strategy.
Location thesis
Jumeirah is one of AE's fastest-growing real-estate markets, with sustained population inflows, infrastructure investment, and limited new supply in prime submarkets. The location benefits from proximity to transit, employment hubs, and lifestyle amenities that underpin rental demand.
Rental demand
Occupier demand remains robust, with vacancy rates below the market average and rising rents driven by a growing professional and expatriate population. The asset is positioned to capture above-market rent growth over the hold period.
Supply & demand
New supply in the immediate catchment is constrained by planning restrictions and land scarcity, creating a favourable supply-demand imbalance that supports both rental and capital-value growth.
Infrastructure
Significant public and private infrastructure investment — including transit upgrades, public realm improvements, and mixed-use development — is underway and expected to enhance connectivity and asset values over the investment horizon.
Neighborhood growth
The surrounding neighborhood is experiencing gentrification and demographic renewal, with rising household incomes, new retail and F&B offerings, and improving school ratings — all positive indicators for sustained rental demand and capital growth.
Tenant profile
The target tenant cohort comprises mid-to-upper-income professionals aged 25-45, a segment with stable employment, low default rates, and strong willingness to pay for quality, well-located accommodation.
Exit strategy
The exit is planned via sale to an institutional buyer or REIT at the end of the development period, targeting an exit cap rate consistent with comparable stabilised asset transactions. A secondary-market liquidity window provides interim optionality.
Assumptions
Projections assume 8.0% net yield, 10.9% annual appreciation, 95% occupancy, and a 24-month hold. Exit cap rate is held constant at acquisition. Expenses are modelled at 25% of gross rent.
Downside scenario
In a downside scenario (rent -10%, exit cap +50bps), the investment is projected to remain capital-protected with a modest positive total return, reflecting the conservative acquisition basis and income cushion.
Comparables
| Asset | Location | Price/sqft | Cap Rate | Date | Status |
|---|---|---|---|---|---|
| Jumeirah Comparable A | Jumeirah | 1,889 | 5.85% | 2024-Q3 | sold |
| Jumeirah Comparable B | Jumeirah | 1,623 | 5.63% | 2024-Q2 | sold |
| Jumeirah Comparable C | Jumeirah | 1,450 | 6.72% | 2024-Q1 | listed |
Key Risks
Interest-rate movements affecting exit cap rates
mediumConservative exit cap rate assumption held constant at acquisition
Construction or renovation cost overruns
lowStaged capital deployment with fixed-price contracts
Tenant concentration / vacancy
mediumDiversified tenant covenants and staggered lease maturities
Macroeconomic slowdown affecting rental demand
lowBelow-market acquisition basis provides income cushion
Due Diligence Room
Property documents and legal pack. Some documents require login to access.
No documents available
Due-diligence documents will be published here once the data room is prepared.
Structure & Tenancy
SPV ownership and current tenant profile
Ownership Structure
Jumeirah Bay SPV 10
ADGM · 17,693 shares
Tenancy
Property not yet tenanted
Investor Communication Timeline
Property lifecycle milestones and updates
Valuation Updated
Jan 1, 2025
AED 28,674,887.29 by Knight Frank
Risk Disclosure
Projections are estimates based on current assumptions and are not guaranteed. Actual results may differ materially due to market conditions, interest rates, occupancy, and operating performance.
These investments are illiquid. Shares may not be freely transferable and there is no public market. You should be prepared to hold your investment for the full target hold period and potentially longer.
Real estate investments involve risk, including the possible loss of principal. Past performance does not guarantee future results. You should consult a qualified financial advisor before investing.