Description
A genuine distress opportunity — not a listing dressed up as one. An off-market, park-facing residential building in one of JVC's most coveted sub-pockets, offered at AED 770 per sq ft — the lowest price per square foot being asked for a whole building anywhere in Jumeirah Village Circle today.
The asset is income-producing, well-located, and structurally sound. What it is not is well-managed. Rents are significantly below current market — a product of mismanagement, not of the asset's quality or location. That gap between where income sits today and where it belongs at current market rates is the opportunity. The asking price of AED 50,000,000 is priced on the current, depressed rent roll — not on what the building should be earning.
Investment Snapshot
- Location: Jumeirah Village Circle (JVC), Dubai
- Listing type: 100% off-market
- Configuration: Basement + Ground + 5 Floors
- Plot size: 25,265 sq ft
- Built-up area: 62,532 sq ft
- Saleable area: 65,391 sq ft
- FAR: 2.4
- Total units: 49 (1-bedroom to 3-bedroom)
- Parking spaces: 58 dedicated
- Amenities: Swimming pool, gym
- Building age: 6 years
- Aspect: Direct park-facing, zero noise
- Current gross rent: AED 3,400,000 per annum
- Current annual expenses: AED 600,000
- Current net income: AED 2,800,000 per annum
- Price per sq ft: AED 770
- Asking price: AED 50,000,000
AED 770 per sq ft. The Number Speaks for Itself.
There is no comparable whole-building transaction in JVC at this price per square foot. The market has moved. Every other seller in this community is priced accordingly. This one is not — and that anomaly is the acquisition thesis in a single number.
At AED 770 per sq ft on 65,391 sq ft of saleable area, this building is priced at a discount that cannot be explained by anything structural. The building is 6 years old. It faces a park. It has a pool, a gym, and 58 parking spaces. The location within JVC is quiet, green, and in demonstrable demand. The price is what it is because the asset is off-market, the situation is motivated, and the seller is not running a process — they are looking for a buyer who recognises value and moves.
The Income Gap Is the Upside
Where income sits today: AED 2.8M net annually — on rents that have not kept pace with JVC's material rental appreciation over recent years.
Where income belongs: Materially higher. The gap between the current embedded rents and what the same units would achieve on re-let at today's JVC market rates is significant. An incoming owner who applies competent property management — repricing units systematically at renewal, eliminating cost inefficiencies in the AED 600K expense base, and letting any vacant units at current rates — does not need to take any operational risk to grow this building's income. The work is management execution, not market speculation.
The upside is not theoretical. It is arithmetical.
Park-Facing. That Matters.
In JVC, park-facing is a premium that is priced into individual units and into whole buildings. Direct park outlook means natural light, green views, quiet surrounds, and a tenant quality that skews toward long-term occupiers — the families, professionals and couples who choose this pocket of JVC specifically for its environment and who renew rather than move on.
Zero noise. Consistent demand. High retention. These are the three conditions that produce low vacancy and strong compounding income growth — and this building has all three baked into its location permanently.
The Investment Case — Dual Return
This is both an income play and an equity play simultaneously.
Income: AED 2.8M net today, with a clear, executable pathway to materially higher income through repricing alone — no capex, no structural change, no market timing required.
Equity: At AED 770 per sq ft in a market where equivalent buildings are transacting at substantially higher per-square-foot values, the entry price itself embeds a capital gain. As rents normalise and the income profile improves, the building's market value follows. An investor acquiring at AED 50M on today's depressed rents is not acquiring at fair value — they are acquiring at a discount to it.
Who This Suits
Value-add investors, private family offices, boutique real estate funds, and high-net-worth individuals seeking a below-market entry into a proven JVC location with immediate income, demonstrable upside, and long-term equity growth embedded in the acquisition price.
Pricing & Process
Asking Price: AED 50,000,000 (AED 770 per sq ft)
This is an off-market mandate. Current rent roll, lease schedule, expense breakdown, floor plans and title documentation are released to qualified buyers under NDA. BFS Commercial Brokers manages buyer qualification, confidentiality, due diligence and negotiation exclusively.
Serious, qualified enquiries only. Buyer qualification and a signed NDA precede the release of all confidential information, including the asset address and current rent roll.
