High-Floor 3BR Opportunity
Quick snapshot
- Location: Downtown Dubai
- Layout: 3 bedrooms / 4 bathrooms (agent notes also mention maid + study in the type)
- Size: 2,728 sq ft
- Status: Unfurnished (ideal for a full repositioning)
- Asking price: AED 10,499,950
1) Asset description (location, layout, amenities, furnishing)
This is a high-floor unit in Downtown Dubai, offering the brand equity and scarcity that come with Dubai’s most iconic address.
Why this one works as a “second-market opportunity”:
- Unfurnished → lets us build a consistent design concept and target a “turnkey premium” buyer segment.
- Large footprint (2,728 sq ft) → enough volume to make the interior upgrade feel meaningful (not just cosmetic).
- Multiple wet areas (4 baths) → strong value lift potential when bathrooms are upgraded with cohesive materials and fixtures.
2) The renovation plan (scope + what’s included)
We’re working from the contractor estimate for Burj Khalifa – Downtown Dubai that 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
3) Finishing materials budget (by area)
Materials are budgeted separately as a “preliminary cost” list (your selection can shift this up/down).
Preliminary Finishing Materials…
Room-by-room finishing materials (high-level):
- Foyer & passage: AED 4,697
- Living & dining: AED 12,984
- Kitchen: AED 2,479
- Master bedroom: AED 3,233
- Guest bedroom: AED 3,058
- Powder room / master bath / guest bath / maid bath are also itemized (e.g., Master Bathroom AED 19,053, Guest Bathroom AED 11,709, Maid’s Bathroom AED 9,267)
Total finishing materials:
- Total: AED 76,346
- VAT 5%: AED 3,817
- Total (inc 5% VAT): AED 80,163
4) Financials (global view)
Purchase
- Purchase price: AED 10,499,950
- Size: 2,728 sq ft
- Indicative price per sqm: ~AED 41.4k / sqm (converted from sq ft; for analysis only)
Renovation + materials
- Renovation (inc VAT): AED 373,786
- Orgament - Burj Khalifa - Matte…
- Finishing materials (inc VAT): AED 80,163
- Preliminary Finishing Materials…
- Total renovation + materials: AED 453,949
Administrative fees
- Notary / transfer fee (given): 2% of purchase price → AED 209,999 (based on the 2% you specified)
Other costs (DLD transfer fee, trustee fee, agency fee, NOC/management fees beyond what’s already included, utilities setup, staging, etc.) should be confirmed during due diligence.
Total project cost (known items only)
AED 11,163,898 (purchase + reno/materials + 2% fee)
5) Duration of the operation (typical)
A clean timeline usually looks like:
- Due diligence + approvals / NOC (building process driven)
- Design lock (already budgeted in the contractor scope)
- Works + joinery + install
- Snagging + handover
Typical execution window: ~24–32 weeks from design lock to handover (can vary based on approvals and material lead times).
6) Resale strategy + ROI (scenario-based)
Because resale comps aren’t included in the provided sources, below is a scenario framework you can swap with validated market comparables.
Scenario table (gross ROI, before holding costs)
Using 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
How we justify the resale premium (logic):
- “Turnkey, coherent design” reduces buyer friction (time, uncertainty, contractor risk).
- Bathrooms + joinery + lighting upgrades usually deliver the most visible uplift (your budgets explicitly prioritize works/rough, joinery, and finishing packages).
7) Conclusion
This unit checks the three boxes we want for a second-market play: brand address, large surface area, and an unfurnished baseline that allows a full repositioning. With a clearly scoped renovation budget (works + joinery + NOC) and a separated finishing-materials pack, the underwriting is clean and scalable.
