Studio acquired ~12% below market price
The case
In this case, two investors, business partners, were looking to acquire their first real estate asset in Dubai following a successful year in their business.
The focus was on a studio in a centrally located area with future potential. Evergr1n House 1 in Jumeirah Garden City stood out due to its pricing and location between DIFC, Downtown, and Sheikh Zayed Road.
While the project was attractively priced, our main objective was to secure a stronger entry position by building additional leverage in the negotiation process.
By using a 100% payment structure, we secured a 12% discount on the original price, showing how flexible payment terms can lead to a more favorable acquisition.
Our approach
The focus in this acquisition was on improving the entry price through strategic negotiation.
Rather than only selecting the right project, we explored how the payment structure could be used to create additional leverage. For developers, full payment provides greater certainty, often creating room for improved pricing.
By aligning with the investor upfront and applying a 100% payment structure, we were able to negotiate more favorable terms compared to standard transactions.
Through our direct contact with the developer (Object 1), we were able to move quickly and negotiate better terms. This resulted in an acquisition at approximately 12% below the original price, creating a stronger entry position within the project.
Unit selection
For this investment, the focus was on selecting a unit that combines strong rental potential with long-term resale attractiveness.
A studio was deliberately chosen for its accessibility to a broad tenant base and its stronger liquidity compared to larger unit types. This makes it particularly suitable for both long-term rental and future resale.
This is further supported by the location, which attracts tenants from nearby areas such as DIFC, Downtown, and Sheikh Zayed Road, as well as surrounding districts with a high concentration of working professionals.
In addition, this unit is one of the more spacious studios in the project, enhancing both usability and overall appeal compared to standard layouts.
The selection was based on:
- Central location with strong rental demand
- Broad target audience
- Above-average studio size within the project
- Practical and rental-friendly layout
- Positioning relative to surrounding areas
By combining a strong entry price with a well-selected unit, a balanced investment is created with both rental demand and resale potential.
Expected rental return
Based on current rental prices in the area, the expected gross rental yield is approximately 7.5%.
This estimate is based on:
- Current rental prices in surrounding buildings
- Comparable studio apartments
- Long-term rental strategy
- Conservative assumptions
Many of the existing buildings in Jumeirah Garden City are older developments with fewer amenities. As a result, current rental prices are relatively moderate compared to newer projects. As new developments are completed and the area continues to mature, rental prices may increase, particularly for modern properties with updated amenities.
Source: REIDIN – Data analytics
Capital appreciation potential
The potential for capital appreciation in this case is supported by both the lower entry price and the continued development of the area. Acquiring approximately 12% below the original price creates immediate room for value growth towards completion.
Jumeirah Garden City continues to develop as a central residential location near key business hubs such as DIFC, Downtown Dubai, and Sheikh Zayed Road. This drives consistent demand for housing in the surrounding area.
In addition, the area benefits from:
- Central location between major business districts
- Ongoing expansion of DIFC
- Increasing demand from professionals
- Limited new supply in the immediate area
- Growing popularity for both short-term and long-term rentals
As the area continues to develop and new projects are delivered, price levels per sqft typically move in line with the improved positioning of the area. This combination of location, demand, and a lower entry price supports the potential for capital appreciation.
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