The Hidden Risks of Off-Plan Properties
If you’ve ended up investing in the wrong property in Dubai, don’t blame yourself. The real estate market here is complex and often confusing, especially for newcomers and even experienced buyers. What many don’t realize is that the system is built in a way that favors certain players over you, the investor.
Guiding First-Time Buyers Through Dubai’s Complex Market — With Clarity and Integrity.
Challenges for first time buyers in Dubai
The Hidden Costs of Buying Off-Plan Properties in Dubai
Purchasing off-plan properties—those still in the planning or construction stages—is very common in Dubai, largely because developers offer brokers and agents substantial commissions. However, this approach sacrifices the attractive average rental yields of around 7.7% that Dubai properties typically generate during the often lengthy construction period of three, four, or more years. Moreover, data from the Dubai Land Department shows that construction projects are generally delayed by about 12 months. As a result, the loss in rental income means the off-plan property’s value must appreciate by over 42% just to match the potential returns from an existing property over the same timeframe.
Unable to obtain external capital for leverage
Real estate agents and other market players often spread misleading information about property financing in Dubai and even discourage it. Yet, many of these same individuals struggle to obtain financing from local banks themselves. On the other hand, buyers who choose to forgo financing miss out on the powerful leverage that debt provides. Without debt financing, real estate investments lose much of their appeal and potential profitability.
Overpriced property purchase
Even today, real estate in Dubai is frequently sold at prices far above their true market value. In some instances, properties carry a markup of 20-50%, unfairly taking advantage of uninformed buyers. This widespread lack of awareness among purchasers is brazenly exploited.
Lack of a Personal Bank Account
Banks in Dubai typically do not open accounts for foreigners who lack a visa or Emirates ID, as the costs for the banks are too high. Many brokers and market players exploit this by pushing complex contracts and trusts to profit from the situation. Without your own bank account in Dubai, you remain reliant on third parties who control your funds and often impose unnecessarily high fees and charges.
Investing in unreliable developers and problematic projects
Real estate agents often earn substantial commissions from developers—sometimes 10% or more—when brokering property sales. Particularly, less established developers tend to offer higher commissions to boost sales of their projects. This creates a strong incentive for agents to promote such developers and their properties, regardless of the buyer’s long-term success or the project's sustainability. The high commissions paid by developers often overshadow the buyer’s best interests.
Projected returns not attainable
Real estate agents earn commissions only when a sale is successfully completed, meaning they get paid solely upon closing a deal. This motivates many agents to “guarantee” unrealistic returns of 10%, 12%, or even higher. When buyers base their calculations and investment decisions on these inflated promises, disappointment and disillusionment are almost inevitable—a common reality in Dubai’s market.
Unfavourable purchase agreement (Form-F)
Time and again, buyers accept disadvantageous preliminary purchase agreements, known as Form Fs, which entail significant disadvantages and fail to take the buyer's interests into account. This puts the buyer at risk of losing their down payment of 10% of the property purchase price, often amounting to ₹9,00,000 or more.
Buying without proper calculation
Real estate in Dubai is frequently sold based on emotions—glittering brochures, impressive computer-generated renderings, and stylishly furnished apartments create a captivating appeal. However, amid all the excitement, the financial calculations are often overlooked. The harsh reality sets in after the purchase, when expected returns don’t materialize or unexpected costs arise.
Buying from brokers motivated solely by commission
Real estate agents receive their commission only when a purchase is finalized, meaning their advice is rarely neutral and is always geared toward closing the sale. With thousands of agents in Dubai and intense competition, many feel pressured to close deals quickly, as their commissions depend on it. This often results in the promotion of poor investment opportunities with very short-term perspectives.
Vacancies caused by an unsuitable rental strategy
Choosing the wrong rental strategy can lead to extended vacancies and, consequently, reduced rental yields. Whether short-term or long-term renting is the better option depends on various factors. Selecting the appropriate rental approach and effectively managing the rental process play a crucial role in determining the profitability and overall success of a real estate investment.
How DubaiDhan partnership can help
Investing in existing properties
Investing in existing properties provides many benefits for buyers. One key advantage over off-plan purchases is the ability to earn rental income immediately from day one. Additionally, existing properties offer greater clarity and assurance regarding construction quality and condition. Since real estate agents earn only about a 2% commission on existing properties, selling them is less lucrative and requires more effort compared to off-plan sales. Despite this, investing in existing properties is a smarter choice for real estate investors. For this reason, we exclusively recommend existing properties in Dubai and provide full support throughout the entire process—from strategy development to the notary appointment and beyond.
Real estate financing with local banks
With DubaiDhan, we are the largest real estate financier for Indian investors in Dubai. We have excellent contacts with all Dubai banks and can therefore always guarantee you the best terms. We handle the entire approval and disbursement process. We can also arrange financing for a property in Dubai without a visa or Emirates ID.
Independent alternative offers
Through our network of brokers, sellers, and investors, we have access to numerous listings and can offer independent alternatives. We ensure fair market prices, as Akshay Yadav is himself an accredited and sworn appraiser with the Dubai Land Department and can reliably determine the value of real estate in Dubai according to international standards. We offer this transparency to our clients and prepare appraisals for property buyers, protecting them from excessive purchase prices.
Opening your own bank account in Dubai
Thanks to our strong banking relationships, we open private bank accounts for our clients in the United Arab Emirates—even without a visa or Emirates ID. This ensures you maintain full control over your funds at all times through a credit card, online banking, and a mobile app, all without any ongoing account management fees.
Only sustainable real estate investments
We take a long-term approach, recommending only sustainable properties that will continue to be profitable in the years ahead. Our evaluations consider not just construction quality, but also local area developments and neighborhood dynamics. What matters most to us is securing a steady, sustainable return over time.
Data-Driven Analysis for Realistic Real Estate Investments
We conduct thorough analyses of each investment by leveraging data from multiple reliable sources such as the Dubai Land Department, the Ejari system, Airbnb booking platform, and others. This comprehensive approach enables us to project actual rental yields prior to purchase, fostering a realistic investment strategy with predictable long-term returns.
Protecting Buyers Through Careful Review of Purchase Agreements
We meticulously review the preliminary purchase agreement, known as Form-F, to identify legally binding withdrawal rights that safeguard the buyer’s interests. This ensures protection against losing the 10% deposit in case of unforeseen circumstances.
Comprehensive Cost Analysis for Informed Real Estate Investments
We carefully evaluate each real estate purchase by factoring in additional acquisition costs, ongoing operating expenses, and estimated vacancy rates to provide a clear and realistic assessment of the investment’s returns. With in-depth data analysis and access to real-time market information, every property acquisition transforms from a risk into a well-researched investment with sustainable long-term potential.
Your Independent Partner in Real Estate Investment
As independent advisors, we exclusively represent the interests of our investors and are compensated solely by them. This guarantees the absence of any conflicts of interest, enabling us to provide honest opinions, unbiased guidance, and dedicated support throughout the investment process. Much like a trusted lawyer, we are fully accountable to you and committed to protecting your interests.
Sustainable rental Planning
As part of our sustainable investment approach, we begin with a strategic discussion to define the desired rental concept. This foundation guides our property selection while allowing us to monitor long-term trends in the rental market. A flexible strategy—capable of adapting to demand for both short- and long-term rentals—can be particularly effective. By integrating these strategic insights into the overall process, we ensure a sustainable rental model that supports long-term profitability.
DubaiDhan formula for your Investment Success
Our step-by-step process ensures your Dubai investment includes the most crucial elements of an investment strategy. We execute each step with our own team to guarantee success. We build upon your strategic foundation, utilize real estate financing in Dubai, and, through a multi-step approach, pinpoint the ideal existing property that perfectly aligns with your needs and preferences. We guide and negotiate every stage, from acquisition to leasing, and manage your real estate portfolio long-term.
01
Getting to know your goals
We begin by understanding your investment goals, budget, and preferences. This one-on-one session allows us to tailor our property search and strategy specifically to your needs, ensuring the best fit for your financial ambitions.
02
Real Estate Financing and Bank Account Setup
Financing plays a crucial role when buying existing properties. We provide you with access to competitive loan options from local banks and handle the entire financing process — from application to disbursement. Whether you prefer to finance your purchase or pay in full with cash, we explore all possibilities and deliver personalized investment analyses tailored to your goals.
For many private investors, having a bank account in Dubai is a key component of their investment strategy. It allows you to receive rental income directly and maintain full control over your assets at all times. With your own Dubai bank account, you can avoid costly powers of attorney and reliance on trustees. Leveraging our strong banking relationships, we handle the entire account opening process for you, ensuring a smooth and hassle-free experience.
03
Property Sourcing & Thorough Evaluation
Dubai’s real estate market is among the world’s most transparent. All transactions are published daily by the Dubai Land Department. We combine this data with rental and Airbnb bookings to calculate actual rental returns. This provides you with accurate, data-driven investment insights before you make a purchase.
Due diligence is crucial: we thoroughly review property documents, rental contracts, and the building’s condition. Using our detailed analysis, we assess the property’s true value and compare short- and long-term rental scenarios. This expert evaluation empowers effective negotiations and maximizes your investment potential.
04
Negotiations and Final Purchase
Securing the best purchase price and favorable terms is our standard of success. We leverage full market access and maintain active communication with sellers to negotiate the most advantageous deal for you. We insist on strict contract conditions that protect your interests exclusively. Additionally, we assist with deposit arrangements, ensuring you receive the maximum benefit in every aspect.
05
Ongoing Asset Management
Your property has been successfully purchased. Now comes the crucial management phase. We provide long-term care for your property, handling rentals, negotiating rent increases, and overseeing partners like short-term rental agencies. This ensures your interests are always prioritized. You will also receive regular reports and evaluations.
Independent Advice
Zero Hidden Agendas
In Dubai's property market, success begins with the right advisor. Akshay Yadav, a seasoned investor and financing specialist, provides the insight and leverage required for profitable decisions.
Working solely on your behalf, he offers unbiased, commission-free advice. This includes property evaluation, contract checks, and negotiating the best terms. With no conflicts of interest, every step is designed to protect your capital and maximize returns.
24/7 Whatsapp Support
No Question goes unanswered!
We will create a private WhatsApp group that includes you, the Dubai Dhan team, and Akshay Yadav personally. This ensures you have direct 24/7 access to us, allowing you to get fast answers whenever needed.
Through this exclusive channel, we will share important documents and the best Dubai real estate opportunities directly to your phone.
With our continuous support, you are never alone on your investment journey. We are here to assist you around the clock, providing guidance and resources every step of the way.
About the Founder
Akshay Yadav
After earning my MBA in Global Business from the prestigious Coventry University, London (UK) in 2012, I built a successful career in the oil and gas industry, working across international drilling operations.
As a certified IADC and IWCF Instructor, Assessor, and Advisor, I specialized in analyzing complex technical challenges and designing practical, result-oriented solutions. This analytical discipline became the foundation of how I approach real estate investing today.
Over the past decade, I have been an active real estate investor and consultant, focused on helping clients achieve stable, sustainable returns in Dubai’s dynamic property market.
As the Founder of DubaiDhan, I combine technical precision with financial insight — offering clients a transparent, data-driven approach to property investment.
My expertise extends beyond property selection; I also specialize in real estate financing, helping non-resident investors access competitive mortgage options and set up local banking solutions with ease.
Having personally invested in and managed multiple Dubai properties, I understand the nuances of the market from an investor’s perspective.
Every recommendation I make is guided by a simple philosophy — “I approach every client’s investment as if it were my own.”
You can expect honest advice, clear strategy, and deep market insight, backed by a team that shares the same values of professionalism and integrity.
Together, we ensure that each client receives end-to-end guidance — from goal setting and property sourcing to financing, negotiation, and ongoing asset management.
Most of my clients come through referrals, a reflection of the trust we build through transparency, performance, and long-term partnership.
At DubaiDhan, our mission is to empower Indian investors to build wealth in one of the world’s safest and most rewarding real estate markets — Dubai.
Let’s talk—before you make your next property move in Dubai.
The Risks in Dubai's Real Estate Market
Many agents prioritize their own commissions over your best interests. They may push restrictive contracts or try to sell you poor-quality properties, including off-plan developments that won't be finished for several years.
This often leads to confusion, frustration, and a sense of uncertainty for investors like you.
What you really want: security and returns
Many agents prioritize their own commissions over your best interests. They may push restrictive contracts or try to sell you poor-quality properties, including off-plan developments that won't be finished for several years.
Leverage debt for more returns
You want to invest your assets securely in Dubai while maximizing your returns.
You aim to:
Generate immediate rental income
Capitalize on the city's growth and rising property values
Achieve strong, ongoing rental yields
Diversify your portfolio with long-term Dubai assets
Enjoy stress-free property rental with optimal conditions
Let us take the stress
As an entrepreneur, investor, or executive, your priority is your core business. That's why you need a dependable partner to handle everything - from finding the right property to managing all operational details.
Your benefit: We act as your trusted local partner, managing your investment end-to-end - from purchase and leasing to ongoing management and eventual sale. All services delivered seamlessly under one roof.
We are located in the heart of Dubai!
Our office is located in the exclusive Aspin Commercial tower building, paid parking is available for visitors directly in front of the building.
Aspin Commercial Tower
Meet our team in person at our office. We're your bank branch in Dubai , so you can sign all the documents required for opening an account or applying for financing in our office.
5 minutes walk from Financial Centre Metro Station
Meet our team in person at our office. We're your bank branch in Dubai , so you can sign all the documents required for opening an account or applying for financing in our office.
Next Metro Stop from Dubai Mall Metro Station
Meet our team in person at our office. We're your bank branch in Dubai , so you can sign all the documents required for opening an account or applying for financing in our office.
