High-floor Downtown opportunity

Location: Downtown Dubai

Asset Description

This is a high-floor 3-bedroom, 4-bathroom unit (including maid’s room and study) in Downtown Dubai, offering brand equity and scarcity at Dubai’s most iconic address. The property is unfurnished, spanning 2,728 sq ft, making it ideal for a full repositioning.

Why This Opportunity Works

• Unfurnished: Allows for a consistent design concept targeting a “turnkey premium” buyer segment.
• Large footprint (2,728 sq ft): Provides enough volume for meaningful interior upgrades beyond cosmetic changes.
• Multiple wet areas (4 baths): Strong value-lift potential when upgraded with cohesive materials and fixtures.

Renovation Plan

The renovation scope is based on a contractor estimate for Burj Khalifa – Downtown Dubai and includes:

• Design: AED 6,576
• Works & rough materials: AED 234,030
• Joinery: AED 113,880
• NOC: AED 1,500
• Total (ex VAT): AED 355,986
• Total (inc 5% VAT): AED 373,786

Finishing Materials Budget

Finishing materials are budgeted separately as a preliminary cost list (adjustable based on selection). Below is a high-level breakdown by area:

• Foyer & passage: AED 4,697
• Living & dining: AED 12,984
• Kitchen: AED 2,479
• Master bedroom: AED 3,233
• Guest bedroom: AED 3,058
• Master bathroom: AED 19,053
• Guest bathroom: AED 11,709
• Maid’s bathroom: AED 9,267

Total Finishing Materials (ex VAT): AED 76,346
VAT 5%: AED 3,817
Total (inc 5% VAT): AED 80,163

Financials

Purchase

• Purchase price: AED 10,499,950
• Size: 2,728 sq ft
• Indicative price per sqm: ~AED 41.4k (converted from sq ft; for analysis only)

Renovation + Materials

• Renovation (inc VAT): AED 373,786
• Finishing materials (inc VAT): AED 80,163
• Total renovation + materials: AED 453,949

Administrative Fees

• Notary / transfer fee (2% of purchase price): AED 209,999

Other costs (DLD transfer fee, trustee fee, agency fee, additional NOC/management fees, utilities setup, staging, etc.) should be confirmed during due diligence.

Total Project Cost (Known Items Only)

AED 11,163,898 (purchase + renovation/materials + 2% fee)

Project Timeline

A typical execution window includes:

• Due diligence + approvals/NOC (building process-driven)
• Design lock (already budgeted in contractor scope)
• Works + joinery + install
• Snagging + handover

Typical duration: ~24–32 weeks from design lock to handover (may vary based on approvals and material lead times).

Resale Strategy + ROI

Below is a scenario framework for gross ROI (before holding costs), based on the known-cost base of AED 11,163,898:

• Conservative resale: AED 11.80M → ~5.7% gross ROI
• Base resale: AED 12.20M → ~9.3% gross ROI
• Upside resale: AED 12.60M → ~12.9% gross ROI

Justification for Resale Premium

• “Turnkey, coherent design” reduces buyer friction (time, uncertainty, contractor risk).
• Bathrooms, joinery, and lighting upgrades deliver the most visible uplift (prioritized in the renovation budget).

Conclusion

This unit meets the criteria for a second-market opportunity: a prestigious address, large surface area, and an unfurnished baseline allowing full repositioning. The renovation budget is clearly scoped (works, joinery, NOC) with a separate finishing-materials package, ensuring clean and scalable underwriting.