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August 05, 2026 | David Moya | UAE | Real Estate
I have lost count of the number of investors who have sat across from me in Dubai and opened the conversation with the name of a tower. They have seen a brochure, heard an attractive rental figure or been told that a particular district is “moving fast.” Only later do we reach the question that should have come first: what is this property actually supposed to achieve?
After more than 25 years advising property investors, I have learnt that the order matters. Investors who start with a project tend to buy what is available. Investors who start with a strategy are more likely to buy what is suitable.
In Q1 2026, Dubai recorded AED 252 billion in real estate transactions, representing a 31% year-on-year increase in transaction value, according to the Dubai Land Department. The scale creates opportunity, but also noise.
Before assessing a project, I ask investors to define four things: its purpose, the expected holding period, the income required and the conditions under which they would consider selling.
The first question should not be, “Which project is best?” It should be, “What job is this asset meant to do?” The objective may be rental income, capital appreciation, capital preservation, a future residence or a combination of these. Each answer points towards a different asset, location and time horizon.
An investor seeking dependable income should focus on tenant demand, recurring costs, occupancy and ease of management. Someone targeting long-term appreciation may accept lower current income in exchange for scarcity, community development or future infrastructure.
Risk tolerance matters too. Off-plan may suit an investor with a longer horizon who values staged payments and accepts delivery risk. A completed asset may better suit someone seeking immediate income and clearer operating performance. Neither is inherently superior. The right choice depends on the investor.
Dubai often attracts buyers with appealing gross rental yields. But gross yield is not the return an investor ultimately receives. It does not account for service charges, maintenance, management fees, vacancy periods or other recurring costs. These expenses vary significantly by building, community and property type.
Two properties with similar advertised yields can therefore produce very different outcomes. One may have lower service charges and stronger tenant retention. Another may carry higher recurring costs or longer vacancies. This is why investors should compare expected net return, not headline yield alone. A proper analysis should show what remains after the real costs of ownership.
Investors often spend considerable time discussing purchase price and surprisingly little time considering how they will eventually sell. Yet the exit strategy should form part of the investment case from the beginning.
A property that is easy to buy is not necessarily easy to resell. The more useful question is: who is likely to buy this asset from me later, and why? Unit type, layout, floor, view, price bracket, community maturity and future supply can all affect resale demand. Liquidity is not simply about how active Dubai’s overall market is. It is about whether that particular asset will still have a persuasive reason to be chosen.
Once the objective, expected return and exit strategy are clear, decisions about location, unit type and payment plan become more rational. Location should follow the goal, not lead it. An investor buying for income may favour a smaller unit in an area with broad rental demand. An investor prioritising appreciation may accept a lower yield in return for a scarcer asset.
Payment plans require the same discipline. A longer or post-handover structure may improve capital efficiency, but only when it fits the investor’s cash flow and wider commitments. For international investors, Dubai should also have a defined role within the wider portfolio. The question is not whether Dubai is better than every other market. It is what Dubai adds to the assets the investor already owns.
A good adviser should therefore do more than present listings. The adviser’s role is to clarify the strategic question behind the purchase before discussing the project. The strongest decisions do not begin with the loudest launch. They begin with the purpose of the investment.
Define the objective. Test the real return. Map the exit. Then choose the project.
The views and figures expressed in this column are solely of and by the author, and do not necessarily represent the editorial position of Real Estate Market Times.
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Author- Mohammed Kaiser, Emaar Community Management L.L.C
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