Skip to content
Flip Finder
Dubai Land Residence Complex (DLRC) · Dubai

LOWEST PRICE DEAL | 5% INITIAL BOOKING | PARK-FACING UNIT | 40% POST-HANDOVER

  • Reef 995
  • Reef Luxury Development
  • Studio
  • 423 sq ft

Asking price

AED 637,000

0

Estimated confidence

Low

Opportunity breakdown

Asking price, against what it may be worth.

Asking priceAED 637,000
Estimated market valueAED 658,271
Potential price advantageAED 21,271

The asking price sits 3% below our estimated market value.

  • AED 1,508 per sq ft asked
  • AED 1,558 per sq ft area average

Market value is the median asking price of 11 similar listings, not completed sales. Asking prices usually sit above achieved prices.

Signal

Estimated confidence

A 0–100 score modelled from five signals. An estimate, not advice.

0
Location
60 / 100
Developer record
55 / 100
Price gap
63 / 100
Market demand
65 / 100
Floor and view
65 / 100
Overview

Property details

Property type
Apartments
Status
Off-plan
Developer
Reef Luxury Development
Bedrooms
Studio
Size
423 sq ft
Floor
Not listed
View
Not listed
Building
Reef 995
Asking price per sq ft
AED 1,508
Area average per sq ft
AED 1,558
Service charge
Not listed
Emirate
Dubai
Economics

Cost breakdown

What it takes to close, fee by fee. Fees are estimated at standard rates.

Asking price
AED 637,000
DLD transfer fee (4%)
AED 25,480
NOC fee
AED 5,000
Legal and miscellaneous
AED 4,000
Total fees
AED 34,480
Total investment required
AED 671,480
Estimated net profit

After all costs, if sold at the estimated market value.

−AED 0−2.0% return
Due diligence

Things to check

Flags raised by this listing's own numbers. Worth a look before you move.

Auto-generated

  • Off-plan — handover & completion risk

    No rental income until handover, and returns depend on the developer delivering on time and to spec. Check the payment plan and completion date.

  • Benchmark based on asking prices

    The market value is the median asking price/sqft of 11 comparable active listings in Dubai Land Residence Complex (DLRC), not completed sales — asking prices usually sit above achieved prices.

  • Moderate confidence score

    AI confidence is 62/100 — below the 85+ "strong buy" band. Worth extra diligence before committing.

Comparables

Comparable sales, Reef 995

Recent recorded sales for this building, used as comparables.

+7.7%
DatePrice (AED)Size (sq ft)AED per sq ft
2026-09-18Latest546,2494571,195
2026-07-20702,8886531,076
2026-05-12666,3936531,021
2026-04-23724,8886531,110
Average per sq ft across 4 salesAED 1,101
Area trend

Price per sq ft in Dubai Land Residence Complex (DLRC)

Modelled monthly average over the last 18 months.

+24.3%
Current area average AED 1,558Illustrative trend, not registry data.
Rental view

Estimated rental yield

Based on average rents in Dubai Land Residence Complex (DLRC).

Estimated net yield

3.1%

Estimated gross yield

4%

Estimated monthly rent
AED 2,113
Estimated annual rent
AED 25,351
Service charge per year
AED 3,803
Net annual income
AED 19,520

Assumes 92% occupancy. Real income varies with condition, furnishing and the market.

Exit scenarios · Off-plan

Three ways out. Compared.

Modelled on completion at handover. Rent begins once the unit is handed over.

Off-plan values tend to rise fastest as handover nears. We start from 12% annual appreciation here. Change it under Edit assumptions.

Pre-handover flip

Assign the contract before completion.

Sale priceest.
AED 658,271
Total costs
AED 34,480
Net profit
−AED 13,209
Return
−2.0%
Time to exit
about 6 months
Fastest return

Sell at handover

Hold through completion, 18 months.

Sale priceest.
AED 780,246
Total costs
AED 34,480
Net profit
+AED 108,766
Return
+16.2%
Time to exit
about 18 months
Completion uplift

Hold and rent

Rent it out after handover.

Annual rentest.
AED 50,964
Service chargeest.
AED 10,829
Gross yield
7.6%
Income starts
After handover
Steady income
Combined: hold and rent

Completion uplift plus the first year of rent after handover.

+AED 159,730+23.8% return

Projections are illustrative and depend on the assumptions above. Not financial advice.

Location

Dubai Land Residence Complex (DLRC), Dubai

Approximate area location. The exact address is on the source listing.

Before you commit

Verify with DLD.

FlipFinder surfaces opportunities. It does not confirm legal status. Check these first.

  • Registration

    Confirm the unit and its ownership record with DLD.

  • Title deed

    Issued on completion. Until then, check the sale agreement and its registration.

  • Ownership type

    Confirm whether the property is freehold or leasehold, and that you are eligible to buy.

  • The listing itself

    Open the source listing and check its permit number, price and availability are current.

AED 637,000

3% below market

Bayut