Al Barsha Heights
Creek Side, Al Barsha, AE
Net Yield
8.1%
Min. Investment
AED 5,000
Funding
99%
Target Hold
48mo
Risk Score
54/100
Investment Summary
Key metrics and funding progress
Projected Net Yield
8.1%
Annual rental income net of costs
Projected Annual Return
14.1%
Yield + 6.0% appreciation
Min. Investment
AED 5,000
AED 6,839.75 per share
Property Value
AED 49,161,504.76
Share Price
AED 6,839.75
Total Shares
7,164
Available Shares
2
Target Hold
48 months
Occupancy
—
Current Valuation
AED 49,161,504.76
Funding Status
99%
Funding Progress
AED 48,992,887.75 of AED 49,000,000
99%
Property Specifications
Physical characteristics and amenities
Property Type
Apartment
Bedrooms
1
Bathrooms
1
Interior Size
650 sqft
Year Built
2010
Furnishing
Unfurnished
Building
Tecom Tower
Rental Type
Long-Term
Service Charge
16.00 AED/sqft/yr
Gross Yield
10.41%
OPEX Ratio
30.06%
Energy Rating
BREEAM Good
Amenities
Regulatory & Exit Terms
Regulator
DIFC
Shariah
Compliant
Lock-in Period
12 months
Exit Window
biannual · 14d
Institutional Metrics
Debt structure, tenant analytics, and risk assessment
Institutional Risk Score
54/100
Elevated Risk
Lower scores indicate lower risk. Based on WALT, tenant concentration, debt maturity, break-even occupancy, DSCR, LTV, and vacancy.
Loan-to-Value
51.43%
Moderate leverage
Debt Service Coverage
1.32x
Healthy coverage
Break-Even Occupancy
62.82%
Occupancy needed to cover debt service
Top Tenant Concentration
77.03%
Moderate concentration
Debt Amount
AED 22,740,193.37
Interest Rate
5.39%
WALT
2y 8m
Investment Calculator
Estimate your projected returns. Figures are estimates, not guarantees.
Ownership %
0.0100%
Est. Fees (platform + mgmt)
AED 170.99
Projected Annual Rental Income · proj.
AED 368.97
Projected Capital Gain · proj.
AED 1,811.28
Total Projected Return (net of fees) · proj.
AED 3,116.16
Annualized Return · proj.
9.8%
Est. Net Proceeds at Exit · proj.
AED 8,356.08
Exit Value (Projected) · proj.
AED 8,651.03
Projected — not guaranteed
These figures are projected estimates based on current assumptions (yield, appreciation, occupancy). Actual returns may differ materially. Investments involve risk, including possible loss of principal.
Offering Breakdown
How the raise is divided and what it covers
Price per Share
AED 6,839.75
Total Shares
7,164
Min. Investment
AED 5,000
Total Raise
AED 49,000,000
Acquisition Price
AED 46,796,698.17
Platform Fee
—
Closing Costs
—
Reserves
—
Unallocated
AED 2,203,301.83
Platform Margin
AED 0 (0.0%)
Property Analytics
Performance, valuations, and operating metrics
Gross Yield
10.7%
Net Yield
7.5%
Projected ROI
56.5%
Projected IRR
13.0%
Valuation History
Rent History
No rent payments recorded yet.
Operating Metrics
Expense Breakdown
Investment Thesis
Why this property, the location, and the opportunity
Al Barsha Heights is a value-add resale opportunity in Al Barsha, offering industrial exposure to a supply-constrained market. The asset benefits from strong transport links, growing occupier demand, and a clear exit path through institutional demand for stabilized, income-producing real estate.
Why this property
Al Barsha Heights offers a rare entry point into Al Barsha's high-yield income segment at an attractive acquisition basis. The property is underwritten with a 8.1% net yield and 6.0% projected appreciation, supported by structural demand drivers and a disciplined exit strategy.
Location thesis
Al Barsha is one of AE's fastest-growing real-estate markets, with sustained population inflows, infrastructure investment, and limited new supply in prime submarkets. The location benefits from proximity to transit, employment hubs, and lifestyle amenities that underpin rental demand.
Rental demand
Occupier demand remains robust, with vacancy rates below the market average and rising rents driven by a growing professional and expatriate population. The asset is positioned to capture above-market rent growth over the hold period.
Supply & demand
New supply in the immediate catchment is constrained by planning restrictions and land scarcity, creating a favourable supply-demand imbalance that supports both rental and capital-value growth.
Infrastructure
Significant public and private infrastructure investment — including transit upgrades, public realm improvements, and mixed-use development — is underway and expected to enhance connectivity and asset values over the investment horizon.
Neighborhood growth
The surrounding neighborhood is experiencing gentrification and demographic renewal, with rising household incomes, new retail and F&B offerings, and improving school ratings — all positive indicators for sustained rental demand and capital growth.
Tenant profile
The target tenant cohort comprises mid-to-upper-income professionals aged 25-45, a segment with stable employment, low default rates, and strong willingness to pay for quality, well-located accommodation.
Exit strategy
The exit is planned via sale to an institutional buyer or REIT at the end of the hold period, targeting an exit cap rate consistent with comparable stabilised asset transactions. A secondary-market liquidity window provides interim optionality.
Assumptions
Projections assume 8.1% net yield, 6.0% annual appreciation, 95% occupancy, and a 48-month hold. Exit cap rate is held constant at acquisition. Expenses are modelled at 25% of gross rent.
Downside scenario
In a downside scenario (rent -10%, exit cap +50bps), the investment is projected to remain capital-protected with a modest positive total return, reflecting the conservative acquisition basis and income cushion.
Comparables
| Asset | Location | Price/sqft | Cap Rate | Date | Status |
|---|---|---|---|---|---|
| Al Barsha Comparable A | Al Barsha | 2,472 | 5.55% | 2024-Q3 | sold |
| Al Barsha Comparable B | Al Barsha | 1,978 | 5.55% | 2024-Q2 | sold |
| Al Barsha Comparable C | Al Barsha | 2,365 | 6.18% | 2024-Q1 | listed |
Key Risks
Interest-rate movements affecting exit cap rates
mediumConservative exit cap rate assumption held constant at acquisition
Construction or renovation cost overruns
lowStaged capital deployment with fixed-price contracts
Tenant concentration / vacancy
mediumDiversified tenant covenants and staggered lease maturities
Macroeconomic slowdown affecting rental demand
lowBelow-market acquisition basis provides income cushion
Due Diligence Room
Property documents and legal pack. Some documents require login to access.
Structure & Tenancy
SPV ownership and current tenant profile
Ownership Structure
AlBarshaHeights SPV 7
ADGM · 7,164 shares
Tenancy
Property not yet tenanted
Investor Communication Timeline
Property lifecycle milestones and updates
Valuation Updated
Jan 1, 2025
AED 49,161,504.76 by CBRE
Risk Disclosure
Projections are estimates based on current assumptions and are not guaranteed. Actual results may differ materially due to market conditions, interest rates, occupancy, and operating performance.
These investments are illiquid. Shares may not be freely transferable and there is no public market. You should be prepared to hold your investment for the full target hold period and potentially longer.
Real estate investments involve risk, including the possible loss of principal. Past performance does not guarantee future results. You should consult a qualified financial advisor before investing.