Every brief opens with the same test: whether the asset, at the price proposed, remains defensible if the market slows.
Search, advisory, portfolio work and resale are four mandates, not four products. The same records, the same developer file and the same standard of disclosure apply to each. We do not separate investment from the mechanics of transfer.
Off-plan and completed residences against a written brief covering budget, holding period, residence intent and exclusions. Shortlists carry comparables, service charges, handover notes and a first view of secondary liquidity, not a sales-gallery presentation.
Yield, holding period, currency exposure and residence intent are fixed before viewings. Developer standing, construction progress, escrow structure and secondary liquidity take precedence over marketing narrative. Where a scheme advertises a guaranteed return, that claim is examined, not repeated.
Allocation across ticket size and completed versus off-plan stock, so that handover risk and income are not concentrated in a single year or a single community. Rental cases use occupancy and rents that can be supported from current leasing, not a brochure figure.
For an assignment or a completed resale: the developer’s payment threshold, the NOC, DLD registration, and net proceeds after transfer, agency and assignment fees. The path is modelled before you buy, so the exit is not discovered after the fact.
We will not treat unsold inventory as a reason to proceed. We will not omit service charges. We will not present a residence visa as an automatic consequence of ownership.
Both completed stock and off-plan follow these six steps. The paper at step five differs: a sale and purchase agreement and a payment plan on off-plan; a transfer pack on a ready unit. The register at the Dubai Land Department is the last step in either case.
Budget, holding period, residence intent and exclusions, in writing.
Title deed position, comparables, charges and developer standing, before any tour.
Only the units that survive the file. Nothing is added because inventory is ageing.
Arranged after the file, not instead of it.
Memorandum of Understanding, escrow and the developer NOC. Off-plan: sale contract and payment plan. Ready: transfer pack.
Transfer at the Dubai Land Department. This is the step that changes the name on the title deed.