DUBAI DÉCRYPTE · FICTIONAL LEARNING EXAMPLE · 23 SEPTEMBER 2026One opportunity.
The figures and questions behind it.
Entirely fictional case. No property offered for sale, no market data and no customer result. This example shows the format of a Deal summary; your report depends on your inputs and their quality.
1. What the calculation changes
An advertised gross yield of 8% becomes 5.48% net on total cost, before financing and tax. Rent and service charges still need evidence. This calculation alone cannot justify a purchase.
| Price | AED 1,500,000 |
|---|
| Acquisition costs, overall assumption 6% | AED 90,000 |
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| Fit-out | AED 20,000 |
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| Total cost | AED 1,610,000 |
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| Theoretical annual rent | AED 120,000 |
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| Vacancy 5% | −AED 6,000 |
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| Management 5% of collected rent | −AED 5,700 |
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| Service charges | −AED 16,000 |
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| Maintenance | −AED 4,000 |
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| Annual net income | AED 88,300 |
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Gross: 120,000 ÷ 1,500,000. Net: 88,300 ÷ 1,610,000. The 6% fees are an overall teaching assumption, not an official tariff.
2. If assumptions deteriorate
Rent 15% lower, vacancy 10%, service charges AED 20,000; management at 5%, maintenance and initial investment unchanged.
102,000 × 90% − 4,590 − 20,000 − 4,000 = AED 63,210 a year, or 3.93%. The decrease is AED 25,090 a year. This scenario is a test, not a forecast.
3. What we know, assume and do not know
- FACT in this fictional case: the price appears on the simulated reservation document. In a real file, check the document and its scope.
- CLAIM: “An easy AED 120,000 rent.” No lease or comparable provided.
- ASSUMPTION: 5% vacancy, AED 16,000 service charges and AED 4,000 maintenance.
- UNKNOWN: planned works, technical condition, exit terms and confirmed financing.
The product organises this information. It does not authenticate documents or replace professional verification.
4. Documents to request now
| From whom? | What evidence? |
|---|
| Seller or property manager | Registered lease, occupancy terms and collection history to support the rent. |
| Building manager | Recent service charge statement, included scope and planned works. |
| Authorised professional | Verification of title, unit, contractual obligations and transfer conditions. |
| Bank, if financing is planned | Written terms and schedule; do not treat hoped-for financing as secured. |
5. Your France ↔ Dubai reference points
Before applying familiar French practices, check the local documents, registration, contract, fees and service charges for this acquisition. Open the guide and its sources.
6. The next step
Gather evidence for rent and service charges, then recalculate both scenarios. Document remaining unknowns before deciding. This example recommends neither buying nor withdrawing.
The real report is generated by the product after access is confirmed and the file is entered. Deal includes no consultation or human review.
Explore Deal at €199 and hear when it opens