High-floor Downtown opportunity

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
• 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.
• 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
• 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
• 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)

• 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).

• 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).
• 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.

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