In 2003, investors who entered Downtown Dubai before the Burj Khalifa made 5–10× over the next decade. Dubai South in 2026 is a structurally superior version of that same opportunity — the airport is under construction, rail contracts are signed, and AED 500B of irreversible government capital is committed.
These incentives are not standard market terms. They are available exclusively for Phase 1 launch bookings and fundamentally change the financial profile of this investment. Submit EOI: AED 100,000 refundable token. Launch Day: Saturday, 16 May 2026 · 9:00 AM.
All units priced at AED 1,147–1,178/sqft — a 2003-era Downtown Dubai entry discount before infrastructure completion permanently changes the pricing ceiling.
All IRR calculated on 40% equity deployed. Flip exit at handover (Q1 2029). Hold & Rent exit at Q1 2032 (69 months from booking). Multi-currency at May 2026 rates.
| Scenario | FLIP AT HANDOVER (Q1 2029) | HOLD & RENT (2029–2032, 6yr total) | ||||||
|---|---|---|---|---|---|---|---|---|
| Exit Value | Exit PSF | Equity Profit | IRR | Exit Value | Annual Rent | Total Profit | IRR | |
| Conservative 2.0× by 2034 |
AED 5.07M | AED 1,576/sqft | AED 1.23M $334K · ₹2.77Cr · £266K · €313K |
40.1% | AED 7.17M | AED 330K/yr | AED 4.25M $1.16M · ₹9.58Cr · £922K · €1.08M |
26.6% |
| Base Case 2.75× by 2034 |
AED 5.87M | AED 1,824/sqft | AED 2.00M $545K · ₹4.51Cr · £434K · €510K |
59.6% | AED 9.73M | AED 381K/yr | AED 6.89M $1.88M · ₹15.52Cr · £1.49M · €1.76M |
37.0% |
| Aggressive 3.5× by 2034 |
AED 6.55M | AED 2,038/sqft | AED 2.67M $726K · ₹6.01Cr · £578K · €679K |
74.3% | AED 12.26M | AED 426K/yr | AED 9.48M $2.58M · ₹21.35Cr · £2.05M · €2.42M |
45.2% |
| Scenario | FLIP AT HANDOVER (Q1 2029) | HOLD & RENT (2029–2032, 6yr total) | ||||||
|---|---|---|---|---|---|---|---|---|
| Exit Value | Exit PSF | Equity Profit | IRR | Exit Value | Annual Rent | Total Profit | IRR | |
| Conservative 2.0× by 2034 |
AED 5.99M | AED 1,576/sqft | AED 1.45M $395K · ₹3.27Cr · £314K · €370K |
40.1% | AED 8.47M | AED 389K/yr | AED 5.03M $1.37M · ₹11.32Cr · £1.09M · €1.28M |
26.6% |
| Base Case 2.75× by 2034 |
AED 6.93M | AED 1,823/sqft | AED 2.36M $643K · ₹5.33Cr · £512K · €602K |
59.6% | AED 11.50M | AED 451K/yr | AED 8.14M $2.22M · ₹18.34Cr · £1.77M · €2.07M |
37.0% |
| Aggressive 3.5× by 2034 |
AED 7.74M | AED 2,036/sqft | AED 3.15M $857K · ₹7.10Cr · £683K · €803K |
74.3% | AED 14.48M | AED 503K/yr | AED 11.20M $3.05M · ₹25.23Cr · £2.43M · €2.85M |
45.2% |
| Scenario | FLIP AT HANDOVER (Q1 2029) | HOLD & RENT (2029–2032, 6yr total) | ||||||
|---|---|---|---|---|---|---|---|---|
| Exit Value | Exit PSF | Equity Profit | IRR | Exit Value | Annual Rent | Total Profit | IRR | |
| Conservative 2.0× by 2034 |
AED 7.96M | AED 1,618/sqft | AED 1.93M $524K · ₹4.34Cr · £418K · €491K |
40.1% | AED 11.25M | AED 517K/yr | AED 6.67M $1.82M · ₹15.04Cr · £1.45M · €1.70M |
26.6% |
| Base Case 2.75× by 2034 |
AED 9.21M | AED 1,872/sqft | AED 3.14M $854K · ₹7.07Cr · £681K · €800K |
59.6% | AED 15.27M | AED 598K/yr | AED 10.81M $2.94M · ₹24.36Cr · £2.34M · €2.76M |
37.0% |
| Aggressive 3.5× by 2034 |
AED 10.28M | AED 2,091/sqft | AED 4.18M $1.14M · ₹9.42Cr · £907K · €1.07M |
74.3% | AED 19.23M | AED 668K/yr | AED 14.87M $4.05M · ₹33.51Cr · £3.22M · €3.79M |
45.2% |
Net rental income exceeds mortgage payments for all three unit types from year 1 post-handover. The post-handover payment plan can be funded entirely from rental income.
| Unit | Equity (40%) | Mortgage Loan (60% of HO value) | Monthly Payment @ 4.5% | Annual Net Rent (6.5%) | Net Annual Cash Flow |
|---|---|---|---|---|---|
| 3 Bedroom | AED 1.48M | AED 2.21M | AED 14,006/mo · AED 168,082/yr | AED 381,000/yr | AED 213,000/yr net of mortgage |
| 4 Bedroom | AED 1.74M | AED 2.62M | AED 16,550/mo · AED 198,601/yr | AED 451,000/yr | AED 252,000/yr net of mortgage |
| 5 Bedroom | AED 2.32M | AED 3.47M | AED 21,978/mo · AED 263,738/yr | AED 598,000/yr | AED 335,000/yr net of mortgage |
UAE's zero-tax environment creates a yield premium not visible from face-value comparisons. The pre-tax equivalent yield in the investor's home jurisdiction reveals the true advantage of investing through Dubai.
| Investor Origin | Local CGT | Local Income Tax on Rent | UAE CGT | UAE Tax on Rent | Dubai Gross Yield | Tax-Equiv. Yield in Home Country |
|---|---|---|---|---|---|---|
| 🇮🇳 India (NRI) | 20% LTCG | 30% slab | 0% | 0% | 7.5% | 10.7% |
| 🇬🇧 UK / Europe | 24% CGT | 45% top rate | 0% | 0% | 7.5% | 9.9% |
| 🇦🇪 GCC | 0% | 0% | 0% | 0% | 7.5% | +300–500 bps vs. deposits |
| 🇺🇸 USA / Institutional | 23.8% LTCG+NIIT | 37% federal | 0% | 0% | 7.5% | 9.9% |
These are sovereign-backed, partially-complete projects with contractual timelines. Each represents a permanent, irreversible value uplift to the Dubai South corridor. The compounding effect: each project reinforces the others in a self-reinforcing growth loop.
The structural case for Dubai South is STRONGER than Downtown was in 2003 — better airport, better rail, better visas, better ESG. Entry prices are still at a 2003-era Downtown discount.
Four distinct investor profiles, different entry points and tax advantages. All share one core advantage: zero-tax jurisdiction with USD-pegged, fully repatriable currency.
EOI: AED 100,000 refundable token to secure unit selection. Launch Day: Saturday, 16 May 2026 · 9:00 AM. Vinod Krishna Murthy · Managing Director · 20 Years UAE & GCC Advisory.
This proposal is prepared exclusively for sophisticated investors and does not constitute financial advice. All financial projections are illustrative scenarios based on stated assumptions and publicly available market data. Appreciation multiples (2×–3.5× by 2034) are based on Evara Properties Dubai South market analysis and third-party data from DLD, Dubai South Corporation, and industry research — they are not guaranteed. Past performance of comparable markets does not guarantee future results. Investors should obtain independent financial, legal, and tax advice before making investment decisions. Currency conversions are indicative at May 2026 rates. Evara Properties LLC is a licensed real estate advisory firm, Dubai, UAE.
