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Flip Finder
Dubai Land Residence Complex (DLRC) · Dubai

40% POST-HANDOVER PLAN | PARK VIEWS | ONLY 5% DOWN | UNBEATABLE PRICE

  • Reef 995
  • Reef Luxury Development
  • 1 bed
  • 587 sq ft

Asking price

AED 857,000

0

Estimated confidence

Low

Opportunity breakdown

Asking price, against what it may be worth.

Asking priceAED 857,000
Estimated market valueAED 682,315
Asking above estimateAED 174,685

The asking price sits 26% above our estimated market value.

  • AED 1,459 per sq ft asked
  • AED 1,162 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
14 / 100
Market demand
65 / 100
Floor and view
65 / 100
Overview

Property details

Property type
Apartments
Status
Off-plan
Developer
Reef Luxury Development
Bedrooms
1 bed
Size
587 sq ft
Floor
Not listed
View
Not listed
Building
Reef 995
Asking price per sq ft
AED 1,459
Area average per sq ft
AED 1,162
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 857,000
DLD transfer fee (4%)
AED 34,280
NOC fee
AED 5,000
Legal and miscellaneous
AED 4,000
Total fees
AED 43,280
Total investment required
AED 900,280
Estimated net profit

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

−AED 0−24.2% return
Due diligence

Things to check

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

Auto-generated

  • Above area average price/sqft

    Listed at AED 1,459/sqft — about 26% over the Dubai Land Residence Complex (DLRC) average of AED 1,162/sqft.

  • 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 47/100 — 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.

−4.3%
DatePrice (AED)Size (sq ft)AED per sq ft
2026-10-01Latest940,8888731,078
2026-06-05989,4168661,143
2026-05-12863,8938001,080
2026-04-29904,8888001,131
2026-04-24872,8918671,007
Average per sq ft across 7 salesAED 1,093
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 1,162Illustrative trend, not registry data.
Rental view

Estimated rental yield

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

Estimated net yield

3.2%

Estimated gross yield

4.1%

Estimated monthly rent
AED 2,936
Estimated annual rent
AED 35,231
Service charge per year
AED 5,285
Net annual income
AED 27,128

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 682,315
Total costs
AED 43,280
Net profit
−AED 217,965
Return
−24.2%
Time to exit
about 6 months
Fastest return

Sell at handover

Hold through completion, 18 months.

Sale priceest.
AED 808,746
Total costs
AED 43,280
Net profit
−AED 91,534
Return
−10.2%
Time to exit
about 18 months
Completion uplift

Hold and rent

Rent it out after handover.

Annual rentest.
AED 68,556
Service chargeest.
AED 14,569
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 22,978−2.6% 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 857,000

Dubai Land Residence Complex (DLRC)

Bayut