Saad Waqas
Case studySelected portfolio case study

A selected small section of a portfolio built & managed for an Ultra-High-Net-Worth Saudi client — from acquisition to resale.

01Primary portfolio metrics
40
Selected Properties
AED 107.4M
Aggregate Purchase Value
AED 150.2M
Recorded Selling Value
AED 42.8M
Gross Portfolio Uplift
39.9%
Gross Appreciation
79.8%
Estimated Return on Capital Deployed
3 Years
Average Portfolio Holding Period
1.80x
Estimated Gross Capital Multiple
02Capital efficiency

Capital deployed, not just price paid.

The selected properties were generally resold during their respective payment-plan periods, with approximately 50% of the original purchase value paid on average before resale.

Based on this portfolio-level assumption, estimated capital deployed across the selected transactions was approximately AED 53.7 million. Against a gross portfolio uplift of AED 42.8 million, this represents an estimated gross return on capital deployed of approximately 79.8%.

AED 53.7M
Estimated Capital Deployed
AED 42.8M
Gross Portfolio Uplift
79.8%
Estimated Gross Return on Capital Deployed
1.80x
Estimated Gross Capital Multiple

Estimated Gross Capital Multiple = (estimated capital deployed + gross portfolio uplift) ÷ estimated capital deployed. The full AED 150.2M selling value is not divided by estimated capital deployed, because outstanding developer balances are not treated as investor profit.

03Portfolio composition

Diversified across developers and asset classes.

By developer

Emaar 22 · Majid Al Futtaim 8 · Meraas 5 · Dubai Properties 3 · Nakheel 2

By asset class

22 Apartments (incl. beachfront & waterfront) · 13 Townhouses · 5 Villas

04Selected transaction record

Selected Transaction Record

The following table presents 40 selected transactions from a limited portion of one private investor’s wider Dubai real-estate portfolio. It is intended to demonstrate asset selection, developer diversification, original purchase values, recorded selling values, holding periods and gross value creation.

The table does not represent the investor’s complete property portfolio.

No.PropertyTypeDeveloperOriginal Purchase Price (AED)Recorded Selling Price (AED)Gross Uplift (AED)Gross AppreciationPurchase DateSold DateHolding PeriodDate Status
1Creekside 18 B - 2807ApartmentEmaar951,8881,400,000448,11247.1%27 Apr 202127 Oct 20232.5 yrsEstimated
2Creekside 18 A - 2806ApartmentEmaar1,550,0002,150,000600,00038.7%16 Jul 202116 Jan 20242.5 yrsEstimated
3Harmony - TAG-HAR-1-140VillaMajid Al Futtaim4,078,0007,800,0003,722,00091.3%23 Nov 202024 Sep 20232.8 yrsRecorded
4Harmony - 141VillaMajid Al Futtaim3,672,0004,300,000628,00017.1%23 Nov 202023 Nov 20222.0 yrsEstimated
5Harmony - 142VillaMajid Al Futtaim3,662,0005,500,0001,838,00050.2%23 Nov 202023 Nov 20222.0 yrsEstimated
6Beach Mansion Tower 1 - 3202Beachfront ApartmentEmaar5,356,8886,600,0001,243,11223.2%28 Sep 202110 Jul 20242.8 yrsRecorded
7Beach Mansion Tower 1 - 3204Beachfront ApartmentEmaar4,344,8885,900,0001,555,11235.8%30 Sep 202112 Nov 20243.1 yrsRecorded
8Beach Mansion Tower 1 - 3205Beachfront ApartmentEmaar4,588,8885,800,0001,211,11226.4%28 Sep 202116 May 20242.6 yrsRecorded
9Beach Mansion Tower 1 - 3206Beachfront ApartmentEmaar4,369,8885,900,0001,530,11235.0%28 Sep 202112 Nov 20243.1 yrsRecorded
10Tilal Al Furjan Phase Two - AF18-V-208VillaNakheel5,388,8006,500,0001,111,20020.6%30 Apr 202406 Dec 20240.6 yrsRecorded
11Address Harbour Point Tower 1 - 3007Waterfront ApartmentEmaar1,549,8882,300,000750,11248.4%30 Sep 202130 Mar 20242.5 yrsEstimated
12Burj Crown - 3405ApartmentEmaar2,658,8883,900,0001,241,11246.7%15 Jan 202010 Nov 20244.8 yrsRecorded
13Burj Crown - 3505ApartmentEmaar2,663,8883,400,000736,11227.6%12 Jan 202019 Jun 20266.4 yrsRecorded
14Burj Crown - 1102ApartmentEmaar987,8881,600,000612,11262.0%12 Jul 201712 Jan 20202.5 yrsEstimated
15La Rive Building 2 - 209Waterfront ApartmentMeraas1,369,0001,775,000406,00029.7%28 Aug 202128 Feb 20242.5 yrsEstimated
16Downtown Views II Tower 2 - 3309ApartmentEmaar2,059,8882,700,000640,11231.1%24 May 202224 Nov 20242.5 yrsEstimated
17Jadeel, Madinat Jumeirah Living - 409ApartmentMeraas3,132,0003,650,000518,00016.5%13 May 202213 Nov 20242.5 yrsEstimated
18Sunrise Bay Tower 1 - P502Beachfront ApartmentEmaar1,903,8883,100,0001,196,11262.8%15 May 201816 Jan 20256.7 yrsRecorded
19Harbour Gate Tower 2 - 2201ApartmentEmaar2,365,8883,550,0001,184,11250.0%07 Aug 201722 Mar 20257.6 yrsRecorded
20Harbour Gate Tower 2 - 601ApartmentEmaar2,294,8883,400,0001,105,11248.2%15 Nov 202215 May 20252.5 yrsEstimated
21R3 Bliss - V-168TownhouseEmaar1,896,8883,500,0001,603,11284.5%27 May 202125 Sep 20254.3 yrsRecorded
22R3 Bliss - V-178TownhouseEmaar1,873,8883,300,0001,426,11276.1%27 May 202127 May 20232.0 yrsEstimated
23R3 Bliss - V-179TownhouseEmaar1,873,8883,300,0001,426,11276.1%03 Jul 202103 Jul 20232.0 yrsEstimated
24R3 Bliss - V-302TownhouseEmaar1,888,8883,300,0001,411,11274.7%Not recordedNot recorded2.0 yrs — assumedAssumed
25Arabian Ranches III Caya - 80VillaEmaar4,440,8887,500,0003,059,11268.9%06 Jun 202108 Aug 20254.2 yrsRecorded
26La Rosa 5 - 359TownhouseDubai Properties2,217,0003,000,000783,00035.3%08 Apr 202108 Apr 20232.0 yrsEstimated
27Act One Act Two Tower 2 - 3504ApartmentEmaar2,366,8883,350,000983,11241.5%12 Aug 201804 Aug 20257.0 yrsRecorded
28Act One Act Two Tower 1 - 3904ApartmentEmaar2,405,8883,400,000994,11241.3%07 Aug 201830 Dec 20257.4 yrsRecorded
29Nad Al Sheba Gardens Phase 4 - 166TownhouseMeraas4,555,0005,300,000745,00016.4%13 Nov 202325 Nov 20252.0 yrsRecorded
30Mudon Al Ranim 6 - 216TownhouseDubai Properties2,905,0003,850,000945,00032.5%15 May 202327 Dec 20252.6 yrsRecorded
31Mudon Al Ranim 6 - 243TownhouseDubai Properties3,057,0003,850,000793,00025.9%15 May 202306 Dec 20252.6 yrsRecorded
32Palm Beach Towers 1 - 504Beachfront ApartmentNakheel4,038,8004,900,000861,20021.3%19 Jul 202209 Jan 20263.5 yrsRecorded
33Elan - 332TownhouseMajid Al Futtaim1,679,0002,400,000721,00042.9%28 Feb 2020Sep 20211.5 yrsMonth recorded
34Elan - 330TownhouseMajid Al Futtaim1,380,0001,750,000370,00026.8%28 Feb 2020Oct 20211.6 yrsMonth recorded
35Elan - 331TownhouseMajid Al Futtaim1,379,0001,750,000371,00026.9%28 Feb 2020Nov 20211.7 yrsMonth recorded
36Elan - B026TownhouseMajid Al Futtaim1,367,0001,750,000383,00028.0%28 Feb 2020Dec 20211.8 yrsMonth recorded
37Elan - A029TownhouseMajid Al Futtaim1,334,0001,750,000416,00031.2%31 Jan 2020Jan 20222.0 yrsMonth recorded
38Bluewaters Building 3 - 205Waterfront ApartmentMeraas4,880,0006,300,0001,420,00029.1%08 Nov 2022Mar 20230.3 yrsMonth recorded
39Rahaal 1 - 708ApartmentMeraas1,344,0002,450,0001,106,00082.3%04 Jul 202004 Jan 20232.5 yrsEstimated
40Marina VistaBeachfront ApartmentEmaar1,553,8882,300,000746,11248.0%Not recordedNot recorded2.0 yrs — assumedAssumed
40 selected properties107,386,248150,225,00042,838,75239.89%3 yrs avg

Showing 40 of 40 transactions

Date status: Recorded = both dates from records. Estimated = one date inferred (sold missing → +2 years; purchase missing → −2.5 years). Month recorded = supplied to the month. Assumed = both dates unavailable, 2.0-year holding applied.

05Methodology

Methodology

The figures are based on the portfolio records supplied for this case study. Gross uplift represents the difference between the original purchase value and recorded selling value before transaction costs, financing expenses and taxes.

Where both purchase and sold dates were recorded, the actual holding period was used. Where the sold date was unavailable, a two-year period from the recorded purchase date was applied. Where the purchase date was unavailable, an analytical purchase date two years and six months before the recorded sold date was applied. Month-only dates were calculated using the midpoint of the recorded month. Two properties without either date were assigned a two-year holding period for portfolio-level analysis.

Estimated dates and assumed holding periods are identified separately from recorded transaction dates. Return on capital deployed assumes that approximately 50% of the original purchase value was paid on average before resale.

06Important limitations

Important Limitations

This analysis reflects a selected portion of a wider private portfolio and is not presented as a complete investor record. Portfolio-level capital deployment is estimated using an average payment assumption and does not replace property-level cash-flow accounting. Transaction costs, agency fees, transfer fees, financing expenses, taxes and other charges have not been deducted unless expressly stated.

Past performance does not guarantee future results. Property values, liquidity, construction timelines and resale outcomes may change.

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Frequently asked questions

Is this the full portfolio?

No. It is a selected small section of a portfolio built and managed for an ultra-high-net-worth Saudi client, from acquisition to resale.

How were the figures produced?

They are recorded acquisition and selling values across 40 selected transactions, with holding periods inferred from acquisition and resale dates. Figures are shown as gross values, before costs, fees and taxes.

Do these figures represent typical or guaranteed results?

No. They reflect one specific selected portfolio over a particular period and are not a projection, guarantee or indication of future results.