Buy well in Dubai, or be told plainly not to.
Independent property advisory for private investors, family offices and entrepreneurs. Every recommendation carries a documented brief, a modelled downside next to every upside, and one advisor personally accountable from first call to title deed.
One person accountable, from first call to title deed.
I’m Emanuel Rendas, a property advisor in Dubai. I help international buyers assess opportunities, understand the costs and risks, and decide whether to proceed.
How a mandate is judged before capital is committed.
Promises of independence are easy to write. Below is a redacted Investment Committee Note for an illustrative AED 18.5M waterfront evaluation — demonstrating advisory underwriting methodology and why the recommendation was not to proceed at the developer's asking price.
Allocation & Hold Strategy
European private investor · AED 18.5M illustrative allocation into an off-plan branded waterfront residence · 5-year hold requiring clean secondary exit liquidity.
Market & Pipeline Comparables
Asking price of AED 4,850/sqft benchmarked against 12-month registered Palm Jumeirah apartment median of AED 3,559/sqft (n=1,112; P25–P75: AED 2,370–5,247/sqft) and 18 active competing project records (2,379 units filed in June 2026 register).
Yield & Handover Stress
Entry ask carries a 36% premium over the area overall median (which includes older/unbranded stock) and 14% over turnkey shoreline comparables. After 4% DLD and AED 28/sqft service charges, yield after service charges compresses to 4.1% (excluding management, vacancy and maintenance). Under this scenario, a -12% capital adjustment at handover represents roughly 3 years of modelled income.
Written Recommendation
Recommendation issued in writing: decline off-plan release at AED 4,850/sqft; reallocate capital to two ready, supply-constrained secondary positions with immediate Ejari cash flow.
If a property does not serve your objective, I will tell you — including when saying so costs me the commission. That is the whole basis of the relationship.
Emanuel RendasCommitment iii, in writing at the start of every brief