Burj Khalifa Value Add Flip and Full Renovation

The Objective

Investment Objective
Deliver a controlled value add flip on a prime, highly liquid asset in Downtown Dubai, converting two 2 bedroom units into turnkey product aligned with Burj Khalifa end buyer standards.

Target Outcomes

Secure attractive entry pricing through disciplined sourcing
Execute a full renovation with strict scope, budget, and timeline control
Reposition the units for a premium exit with clear buyer narrative and documentation
Maintain transparent governance and decision checkpoints throughout the 9 month cycle

Key Constraints

Prime asset requirements and building standards
Renovation execution risk managed through on site supervision and structured reporting
All payments executed directly by the client (Batimmo never holds client funds)

This operation was designed as a controlled execution play on an iconic asset, prioritizing scope discipline, quality delivery, and a defensible exit thesis.

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The Solution

Execution Overview
Battimo managed the full value add program end to end on a buy side mandate, covering sourcing, renovation strategy, delivery control, and exit preparation across two 2 bedroom units in Burj Khalifa. The approach combined institutional underwriting discipline with practical on site execution to protect timeline and budget while achieving a prime grade finish.

Scope of Work

Deal sourcing and screening to secure entry pricing aligned with the thesis
Renovation strategy and scope definition including finish level, layout decisions, and buyer positioning
Contractor coordination and supervision with on site follow up and progress controls
Exit readiness through product standardization, documentation, and sale preparation

Workplan and governance

Phase	Battimo role	Output
Sourcing and entry	Deal screening, negotiation support	Entry thesis and execution plan
Renovation design	Scope definition, finish level direction	Renovation roadmap and budget logic
Delivery control	Site supervision, contractor follow up	Progress checkpoints and issue tracking
Exit preparation	Sale positioning, readiness pack	Listing readiness and buyer narrative

The priority was execution control: scope discipline, quality assurance, and documentation that supports a premium exit.

Financials (deal summary)

Item	Amount (AED)
Acquisition price	13,000,000
Renovation capex	4,000,000
DLD fee (4%)	520,000
Total capex	17,520,000
Exit value	24,000,000
Net profit	6,480,000

Performance

Metric	Result
ROI on total capex	36.97%
Annualized ROI (9 months)	49.29%

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Key execution drivers

Tight scope control to avoid capex drift
Prime grade delivery aligned with buyer expectations
Active site supervision to reduce schedule risk
Clear exit positioning and product readiness

The Result

Profit

6.48M

Net profit (AED) generated after total capex and DLD costs.

Revenue

24.0M

Exit value (AED) achieved across two fully renovated units.

Success

36.97%

ROI on total deployed capex over a 9 month execution cycle.

Client

Confidential Investor

Service

Acquisition Mandate

Location

Downtown

Battimo brought clarity and discipline to our acquisition process in Dubai. From underwriting to due diligence coordination, the team kept us aligned on the business plan and helped us make confident decisions at each step.

David Napiot

Dubai, UAE

What we valued most was the structured approach and the quality of the investment memo. Batimmo helped us stress test assumptions, quantify downside risk, and move forward with a clear strategy and timeline.

Bruno Cerquiera

Paris, France

Reliable, responsive, and highly organized. Batimmo coordinated the transaction processes smoothly and ensured we stayed in control throughout. All payments were executed directly by us, with Batimmo providing advisory and coordination only.

Fabrizio Rolle

Milano, Italy

Faq's

Frequently Asked Questions