Bulk pricing
Developers discount for whole-floor, multi-unit and whole-building commitments. A single large mandate prices differently from a retail buyer, and I negotiate it as one.
Allocating into Dubai Islands at scale
Whole floors, bulk allocations and off-market lines on the archipelago, handled as a single mandate. Priced, structured and diligenced for a buyer deploying serious capital, not a retail unit sale.
The mandate draws from the wider Dubai Islands off-plan market, not a single launch.
DLD median
AED 2,850 / sq.ft
Up 17% YoY · ~22% under Palm
The pipeline
110 launches
Across 79 developers, five islands
Denomination
AED = USD
Pegged at 3.6725 since 1997
Protection
DLD escrow
Every instalment regulated, verifiable
What buying at scale actually gets you
The retail buyer and the block buyer are not shopping in the same market. This is the difference.
First pick of the stack
The best floors, lines and views go first. A committed allocation gets them before the public launch, not the leftovers after it.
Off-market lines
Developers release blocks to a single buyer before they reach the portals. That is where scale earns its edge, and where I spend most of my time.
Negotiated terms
Bespoke and post-handover payment plans, staged against your treasury rather than a standard 60/40. On volume, terms are a lever, not a menu.
One counterparty
I run the whole allocation as a single mandate: sourcing, diligence, structuring referrals and execution. Not unit by unit, and not ten brokers deep.
A verifiable trail
DLD project numbers, escrow accounts and developer delivery records on every line, in one pack. Diligence you can hand to your own advisers.
Why Dubai Islands, for an allocation
The archipelago sits at a DLD median of AED 2,850 per square foot, roughly 22 percent under Palm Jumeirah, and that discount is the trade. It exists only while the island is unfinished, and it closes as the bridges, the metro and the mall land between 2027 and 2029. For a buyer with the patience to hold through that, the entry is the opportunity.
Scale has a second edge here. The island is being built by 79 developers with no coordination on supply, and 110 launches are live across five islands. That fragmentation is a risk for a single retail buyer, but for a large mandate it is leverage: room to negotiate, and enough distinct lines to build a genuinely diversified position across islands, developers and unit types. And because the dirham is pegged to the dollar, the whole allocation is dollar-denominated by default.
The honest part. Almost nothing here has completed and been let, so there is no rent record yet, and a lot of similar stock hands over into the same two years. That is exactly why an allocation goes in staged and diversified, not deployed into one launch on a forecast. I will tell you which lines I would not touch as readily as the ones I would.
The mandate
How an allocation works
One point of contact, from the brief to the reporting. I am paid by the developer, so the sourcing costs you no fee, and that is also why I put the diligence and the downside in writing.
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01
Mandate and brief
Your return target, horizon, ticket size and risk tolerance. We agree what a good allocation looks like before I source a single line.
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02
Off-market sourcing
I work the developer relationships across the archipelago for whole-floor and block allocations that fit the brief, most of them before public launch.
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03
Diligence, per line
A pack on each opportunity: DLD project number, escrow account, developer delivery record, and the price against the DLD median. Nothing taken on trust.
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04
Structuring referrals
Ownership vehicle, a DIFC will for succession, and cross-border tax, handled through advisers I trust. I make the introductions; they give the advice.
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05
Staged execution
The allocation goes in across launches, developers and unit types, not one project, with instalments to regulated escrow and reporting you can file.
The allocation pack
The lines, the numbers and the diligence
Tell me the shape of the mandate and I will send a private pack: the off-market and whole-floor opportunities that fit it, priced against the DLD median, with the escrow and developer record on each. Discreet, and no obligation.
- Off-market and whole-floor lines matched to your brief
- Each priced against the DLD median, with the delivery record
- Escrow and DLD project number on every opportunity
- Structuring and succession referrals when you need them