Le bien est loué 120 000 AED par an
Source : Contrat de location enregistré, fourni par le vendeur, page 1 · 2026-09-18
Scope and limits : Bail en cours jusqu’au 31/03/2027 seulement
T2 Marina, annonce du 14
DÉCRYPTE index45/100
Verified by the holder1/6
Recorded unknowns3
Total cost rebuilt1,610,000 AED
This file was written by its holder. The DÉCRYPTE index measures how ready the file is, not the property. It is not a valuation, not a recommendation, and no score in it makes a signature safe.
This file in one page
- Current position
- Continue investigating · Le rendement affiché suppose zéro vacance et zéro gestion. Tant que le service charge réel n’est pas au dossier, je ne signe pas.
- What is established
- 1 verified fact, with its source and its date
- What rests on someone else’s word
- 1 unverified claim
- What rests on an assumption
- 1 working assumption
- What is still unknown
- 3 recorded unknowns
- Advertised against real
- T2 Marina, annonce du 14 : 8.00 % gross on the advertised price, 4.65 % net on the total cost
- The money
- Total cost rebuilt : 1,610,000 AED · lowest balance in the cautious scenario 40,000 AED
- Next actions
- Le relevé du propriétaire actuel, ou le budget approuvé de l’immeuble auprès de la société de gestion. (Le service charge réel de cette tour, sur la dernière facture émise)
- Le registre des transactions du Dubai Land Department, en précisant la période et le type d’unité retenus. (Le prix des dernières transactions réellement enregistrées dans cet immeuble)
- Votre contrat de prêt, la grille de frais du promoteur ou du syndic, et les délais de vente observés sur des unités comparables. (Le coût complet d’une sortie, si vous deviez revendre dans dix-huit mois)
- Demander les quatre hypothèses par écrit (Le courtier annonce 8 % de rendement net)
- Remplacer par la facture réelle (Charges de copropriété estimées à 18 AED/sqft)
The figures
Every figure below was entered by the file holder. Nothing is fetched from a market source, because this file holds none. The three scenarios are assumptions, not forecasts: no sale, no tax, no currency movement, and rent spread evenly over the months.
T2 Marina, annonce du 14
| Item | Value |
|---|---|
| Total cost, fees and setup included | 1,610,000 |
| Itemised fees | 110,000 |
| Assumed monthly repayment | 0 |
| Loan to price, as entered | 0.00 % |
| Scenario | Annual net | Net yield | After debt | Lowest balance |
|---|---|---|---|---|
| Cautious | 49,080 | 3.05 % | 49,080 | 40,000 |
| Central | 74,880 | 4.65 % | 74,880 | 40,000 |
| Favourable | 84,912 | 5.27 % | 84,912 | 40,000 |
The register
Every line the file holder chose to record, sorted by what it is worth. 1 of 6 has been verified.
FACT
Facts verified by the file holder · 1
Each was checked against its source by the file holder, on the date shown. That check is self-declared: no third party has audited it.
CLAIM
Third-party claims, unverified · 1
Someone said or wrote them. That does not make them false, only unverified so far.
Le courtier annonce 8 % de rendement net
Source : Message du 14/09
Next : Demander les quatre hypothèses par écrit
ASSUMPTION
Working assumptions, held as such · 1
These are the file holder’s own estimates. They carry the reasoning; they do not prove it.
Charges de copropriété estimées à 18 AED/sqft
Source : Mon estimation d’après deux annonces du même immeuble
Next : Remplacer par la facture réelle
UNKNOWN
Acknowledged unknowns · 3
Written down because they are missing. An unknown that is recorded gets handled; one that is forgotten is paid for at signing.
Le service charge réel de cette tour, sur la dernière facture émise
No source recorded.
Next : Le relevé du propriétaire actuel, ou le budget approuvé de l’immeuble auprès de la société de gestion.
Le prix des dernières transactions réellement enregistrées dans cet immeuble
No source recorded.
Next : Le registre des transactions du Dubai Land Department, en précisant la période et le type d’unité retenus.
Le coût complet d’une sortie, si vous deviez revendre dans dix-huit mois
No source recorded.
Next : Votre contrat de prêt, la grille de frais du promoteur ou du syndic, et les délais de vente observés sur des unités comparables.
The checks still open
These criteria are not yet resolved. They are listed here rather than left out, because a file that hides its gaps is worth less than one that names them.
| Option | Criterion | State | Next action |
|---|---|---|---|
| T2 Marina, annonce du 14 | Area: use and access | To document | Not written |
| T2 Marina, annonce du 14 | Area: comparables and units | To document | Not written |
| T2 Marina, annonce du 14 | Area: supply and uncertainties | To document | Not written |
| T2 Marina, annonce du 14 | Developer: project identity | To document | Not written |
| T2 Marina, annonce du 14 | Developer: dated progress | To document | Not written |
| T2 Marina, annonce du 14 | Developer: comparable track record | To document | Not written |
| T2 Marina, annonce du 14 | Contract: parties, property and annexes | To document | Not written |
| T2 Marina, annonce du 14 | Contract: price, fees and payments | To document | Not written |
| T2 Marina, annonce du 14 | Contract: delay, default, cancellation and assignment | To document | Not written |
Comparables
Dubai Décrypte does not supply market comparables, and will not. We hold no transaction feed, and a comparable we could neither source nor date would be worth less than none: it would look like evidence while being an opinion.
What this file requires instead is that the holder brings their own, on the same use, the same size basis, the same condition, the same date and the same cost scope, and writes down what still differs.
Trois unités du même immeuble, mêmes surfaces nettes, transactions enregistrées de juin à août 2026. Écart restant : deux sont au 12e étage, la mienne au 3e, et je n’ai pas de transaction sur un étage bas.
The decision, and what would change it
Continue investigating
Le rendement affiché suppose zéro vacance et zéro gestion. Tant que le service charge réel n’est pas au dossier, je ne signe pas.
Committed next step
Obtenir le relevé de charges du propriétaire actuel avant le 30 septembre.
The reasoning behind it
4/17 sections written. The ones left out are listed at the end.
Personal mandate
Revenu complémentaire, horizon 7 ans. Je dois pouvoir récupérer le capital en 12 mois si ma situation change.
Strategy and exclusions
Résidentiel loué, pas de location courte durée. Trois critères non négociables : titre freehold, immeuble livré depuis plus de deux ans, service charge sous 20 AED par pied carré.
Budget and reserve
Fonds propres, pas de prêt. Réserve de 150 000 AED intouchable.
Normalised comparison
Trois unités du même immeuble, mêmes surfaces nettes, transactions enregistrées de juin à août 2026. Écart restant : deux sont au 12e étage, la mienne au 3e, et je n’ai pas de transaction sur un étage bas.
Left blank
Cash plan · Net yield · Stress scenarios · Exit strategy · Area grid · Developer grid · Evidence register · Contract checklist · Sales claims · Shortlist · Reasoned decision · Execution plan · Reuse and review
Technical appendix: reusable snapshot of the file
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"strategy": "Résidentiel loué, pas de location courte durée. Trois critères non négociables : titre freehold, immeuble livré depuis plus de deux ans, service charge sous 20 AED par pied carré.",
"budget": "Fonds propres, pas de prêt. Réserve de 150 000 AED intouchable.",
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"comparison": "Trois unités du même immeuble, mêmes surfaces nettes, transactions enregistrées de juin à août 2026. Écart restant : deux sont au 12e étage, la mienne au 3e, et je n’ai pas de transaction sur un étage bas.",
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"reference": "",
"date": "",
"scope": "",
"next": "Le relevé du propriétaire actuel, ou le budget approuvé de l’immeuble auprès de la société de gestion.",
"nature": "unknown",
"status": "missing"
},
{
"claim": "Le prix des dernières transactions réellement enregistrées dans cet immeuble",
"reference": "",
"date": "",
"scope": "",
"next": "Le registre des transactions du Dubai Land Department, en précisant la période et le type d’unité retenus.",
"nature": "unknown",
"status": "missing"
},
{
"claim": "Le coût complet d’une sortie, si vous deviez revendre dans dix-huit mois",
"reference": "",
"date": "",
"scope": "",
"next": "Votre contrat de prêt, la grille de frais du promoteur ou du syndic, et les délais de vente observés sur des unités comparables.",
"nature": "unknown",
"status": "missing"
},
{
"claim": "Le bien est loué 120 000 AED par an",
"reference": "Contrat de location enregistré, fourni par le vendeur, page 1",
"date": "2026-09-18",
"scope": "Bail en cours jusqu’au 31/03/2027 seulement",
"next": "",
"nature": "fact",
"status": "checked"
},
{
"claim": "Le courtier annonce 8 % de rendement net",
"reference": "Message du 14/09",
"date": "",
"scope": "",
"next": "Demander les quatre hypothèses par écrit",
"nature": "claim",
"status": "received"
},
{
"claim": "Charges de copropriété estimées à 18 AED/sqft",
"reference": "Mon estimation d’après deux annonces du même immeuble",
"date": "",
"scope": "",
"next": "Remplacer par la facture réelle",
"nature": "assumption",
"status": "missing"
},
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}Example published by Dubai Décrypte. The property, the figures and the notes are fictional; the document itself is produced by the same code as a client file, with no retouching.
The same file, on your property
Start with the figures you already have: the free calculator shows the gap between the advertised yield and the yield on your real total cost, in under a minute.
Calculate my real yield The ten blind spots The DÉCRYPTE Decision System