Al Huzaifa Properties — Construction Feasibility Console

Downtown Jebel Ali — JV — 60/40

Plot area 25,963 sqft GFA 155,815 sqft Usage 94% residential / 6% retail Financing jv_no_advance Created 2026-09-08

Scenarios

5 total

Label	Construction rate	Payment plan	IRR (annual)	Peak funding required	Net profit	Company	Landowner/investor
380 AED/sqft, 50/50(current default)	AED 380/sqft	50% constr. / 50% handover	62.54%	AED 52,971,493	AED 102,359,826	AED 61,415,896	AED 40,943,931
380 AED/sqft, 20/80	AED 380/sqft	20% constr. / 80% handover	45.82%	AED 67,373,787	AED 102,359,826	AED 61,415,896	AED 40,943,931
380 AED/sqft, 30/70	AED 380/sqft	30% constr. / 70% handover	50.46%	AED 60,530,512	AED 102,359,826	AED 61,415,896	AED 40,943,931
380 AED/sqft, 40/60	AED 380/sqft	40% constr. / 60% handover	55.97%	AED 56,208,115	AED 102,359,826	AED 61,415,896	AED 40,943,931
500 AED/sqft, 50/50	AED 500/sqft	50% constr. / 50% handover	36.39%	AED 66,787,090	AED 70,031,330	AED 42,018,798	AED 28,012,532

380 AED/sqft, 50/50 (current default) — IRR 62.54% · Net profit AED 102,359,826

Summary

Total income (GDV)	AED 266,885,500
Total costs	AED 154,402,174
Profit before tax	AED 112,483,326
Tax	AED 10,123,499
Net profit	AED 102,359,826
→ Company profit share (60%)	AED 61,415,896
→ Landowner/investor profit share (40%)	AED 40,943,931
ROI / profit on cost	66.29%
IRR (annual)	62.54%
Peak funding required	AED 52,971,493
Break-even price	AED 823/sqft
Hurdle price	AED 1,046/sqft
Residual land value	AED 65,386,932 · AED 420/sqft GFA

Unit economics

Metric	Total AED	AED/sqft GFA
Total income (GDV)	AED 266,885,500	AED 1,713
Total costs	AED 154,402,174	AED 991

No unit mix modeled for this project — only aggregate AED/sqft figures apply. Per sqft BUA (for reference): costs AED 522, income AED 901.

Cost breakdown

AED 154,402,174 total

Where the AED 154.4M goes

ConstructionAED 112,498,430 · 72.9%

Selling & marketingAED 26,688,550 · 17.3%

OverheadAED 9,877,484 · 6.4%

ContingencyAED 5,337,710 · 3.5%

Land acquisition = AED 0 — either land is contributed by a JV partner (no cash paid), or land cost is not modeled for this project.

Sale pricing (PPF)

Component	Price	Source
Residential	AED 1,700/sqft	Mikhail direct market knowledge. Cross-checked 2026-09-05 against Gulf News (Azizi Abraham, Dh1,400/sqft actual, Dh1,550/sqft JAFZA benchmark) and GenieMap district aggregate (AED 1,663/sqft) — 1,700 sits at the midpoint of independently-converging sources. See market-comps report.
Retail	AED 1,900/sqft	Mikhail direct market knowledge, informed by RAW District / RAW District 2 by Imtiaz (nearly sold out, confirmed Downtown Jebel Ali) and Samana Portside (confirmed exact-district). Real computed retail comp found 2026-09-05: RAW District 2 retail AED 2,900/sqft (insiderealty.ae, 2.9M/1,000 sqft starting price) — 53% above this 1,900 assumption, see market-comps report for full detail.

Assumptions

Field	Value	Source
Construction rate	AED 380/sqft BUA (flat)	scenario input
Payment plan (effective)	50% constr. / 50% handover	scenario input
Financing mode	jv_no_advance	project input
Landowner/investor profit share	40%	project input

Monthly cashflow — 36 months, full detail

Month	Inflow	Outflow	Net	Cumulative
Month 0	AED 0	AED 6,245,502	-AED 6,245,502	-AED 6,245,502
Month 1	AED 0	AED 3,470,518	-AED 3,470,518	-AED 9,716,020
Month 2	AED 0	AED 3,470,518	-AED 3,470,518	-AED 13,186,538
Month 3	AED 0	AED 3,470,518	-AED 3,470,518	-AED 16,657,055
Month 4	AED 0	AED 3,470,518	-AED 3,470,518	-AED 20,127,573
Month 5	AED 0	AED 3,470,518	-AED 3,470,518	-AED 23,598,091
Month 6	AED 370,674	AED 5,694,564	-AED 5,323,889	-AED 28,921,980
Month 7	AED 754,130	AED 5,694,564	-AED 4,940,433	-AED 33,862,413
Month 8	AED 1,151,282	AED 5,694,564	-AED 4,543,282	-AED 38,405,695
Month 9	AED 1,563,142	AED 5,694,564	-AED 4,131,422	-AED 42,537,117
Month 10	AED 1,990,843	AED 5,694,564	-AED 3,703,721	-AED 46,240,838
Month 11	AED 2,435,652	AED 5,694,564	-AED 3,258,911	-AED 49,499,749
Month 12	AED 2,898,995	AED 5,694,564	-AED 2,795,569	-AED 52,295,318
Month 13	AED 3,382,483	AED 5,694,564	-AED 2,312,080	-AED 54,607,398
Month 14	AED 3,887,948	AED 5,694,564	-AED 1,806,615	-AED 56,414,014
Month 15	AED 4,417,483	AED 5,694,564	-AED 1,277,081	-AED 57,691,094
Month 16	AED 4,973,494	AED 5,694,564	-AED 721,069	-AED 58,412,164
Month 17	AED 5,558,770	AED 5,694,564	-AED 135,794	-AED 58,547,957
Month 18	AED 5,558,770	AED 3,470,518	AED 2,088,252	-AED 56,459,706
Month 19	AED 5,558,770	AED 3,470,518	AED 2,088,252	-AED 54,371,454
Month 20	AED 5,558,770	AED 3,470,518	AED 2,088,252	-AED 52,283,202
Month 21	AED 5,558,770	AED 3,470,518	AED 2,088,252	-AED 50,194,950
Month 22	AED 5,558,770	AED 3,470,518	AED 2,088,252	-AED 48,106,698
Month 23	AED 5,558,770	AED 3,470,518	AED 2,088,252	-AED 46,018,446
Month 24	AED 5,558,770	AED 3,470,518	AED 2,088,252	-AED 43,930,195
Month 25	AED 5,558,770	AED 3,470,518	AED 2,088,252	-AED 41,841,943
Month 26	AED 5,558,770	AED 3,470,518	AED 2,088,252	-AED 39,753,691
Month 27	AED 5,558,770	AED 3,470,518	AED 2,088,252	-AED 37,665,439
Month 28	AED 5,558,770	AED 3,470,518	AED 2,088,252	-AED 35,577,187
Month 29	AED 5,558,770	AED 3,470,518	AED 2,088,252	-AED 33,488,935
Month 30	AED 5,558,770	AED 3,470,518	AED 2,088,252	-AED 31,400,684
Month 31	AED 5,558,770	AED 3,470,518	AED 2,088,252	-AED 29,312,432
Month 32	AED 5,558,770	AED 3,470,518	AED 2,088,252	-AED 27,224,180
Month 33	AED 5,558,770	AED 3,470,518	AED 2,088,252	-AED 25,135,928
Month 34	AED 5,558,770	AED 3,470,518	AED 2,088,252	-AED 23,047,676
Month 35	AED 139,001,520	AED 3,470,518	AED 135,531,002	AED 112,483,326

380 AED/sqft, 20/80 — IRR 45.82% · Net profit AED 102,359,826

Summary

Total income (GDV)	AED 266,885,500
Total costs	AED 154,402,174
Profit before tax	AED 112,483,326
Tax	AED 10,123,499
Net profit	AED 102,359,826
→ Company profit share (60%)	AED 61,415,896
→ Landowner/investor profit share (40%)	AED 40,943,931
ROI / profit on cost	66.29%
IRR (annual)	45.82%
Peak funding required	AED 67,373,787
Break-even price	AED 823/sqft
Hurdle price	AED 1,046/sqft
Residual land value	AED 65,386,932 · AED 420/sqft GFA

Unit economics

Metric	Total AED	AED/sqft GFA
Total income (GDV)	AED 266,885,500	AED 1,713
Total costs	AED 154,402,174	AED 991

No unit mix modeled for this project — only aggregate AED/sqft figures apply. Per sqft BUA (for reference): costs AED 522, income AED 901.

Cost breakdown

AED 154,402,174 total

Where the AED 154.4M goes

ConstructionAED 112,498,430 · 72.9%

Selling & marketingAED 26,688,550 · 17.3%

OverheadAED 9,877,484 · 6.4%

ContingencyAED 5,337,710 · 3.5%

Land acquisition = AED 0 — either land is contributed by a JV partner (no cash paid), or land cost is not modeled for this project.

Sale pricing (PPF)

Component	Price	Source
Residential	AED 1,700/sqft	Mikhail direct market knowledge. Cross-checked 2026-09-05 against Gulf News (Azizi Abraham, Dh1,400/sqft actual, Dh1,550/sqft JAFZA benchmark) and GenieMap district aggregate (AED 1,663/sqft) — 1,700 sits at the midpoint of independently-converging sources. See market-comps report.
Retail	AED 1,900/sqft	Mikhail direct market knowledge, informed by RAW District / RAW District 2 by Imtiaz (nearly sold out, confirmed Downtown Jebel Ali) and Samana Portside (confirmed exact-district). Real computed retail comp found 2026-09-05: RAW District 2 retail AED 2,900/sqft (insiderealty.ae, 2.9M/1,000 sqft starting price) — 53% above this 1,900 assumption, see market-comps report for full detail.

Assumptions

Field	Value	Source
Construction rate	AED 380/sqft BUA (flat)	scenario input
Payment plan (effective)	20% constr. / 80% handover	scenario input
Financing mode	jv_no_advance	project input
Landowner/investor profit share	40%	project input

Monthly cashflow — 36 months, full detail

Month	Inflow	Outflow	Net	Cumulative
Month 0	AED 0	AED 6,245,502	-AED 6,245,502	-AED 6,245,502
Month 1	AED 0	AED 3,470,518	-AED 3,470,518	-AED 9,716,020
Month 2	AED 0	AED 3,470,518	-AED 3,470,518	-AED 13,186,538
Month 3	AED 0	AED 3,470,518	-AED 3,470,518	-AED 16,657,055
Month 4	AED 0	AED 3,470,518	-AED 3,470,518	-AED 20,127,573
Month 5	AED 0	AED 3,470,518	-AED 3,470,518	-AED 23,598,091
Month 6	AED 148,270	AED 5,694,564	-AED 5,546,294	-AED 29,144,385
Month 7	AED 301,652	AED 5,694,564	-AED 5,392,911	-AED 34,537,296
Month 8	AED 460,513	AED 5,694,564	-AED 5,234,051	-AED 39,771,347
Month 9	AED 625,257	AED 5,694,564	-AED 5,069,307	-AED 44,840,654
Month 10	AED 796,337	AED 5,694,564	-AED 4,898,226	-AED 49,738,881
Month 11	AED 974,261	AED 5,694,564	-AED 4,720,303	-AED 54,459,183
Month 12	AED 1,159,598	AED 5,694,564	-AED 4,534,966	-AED 58,994,149
Month 13	AED 1,352,993	AED 5,694,564	-AED 4,341,570	-AED 63,335,719
Month 14	AED 1,555,179	AED 5,694,564	-AED 4,139,384	-AED 67,475,104
Month 15	AED 1,766,993	AED 5,694,564	-AED 3,927,570	-AED 71,402,674
Month 16	AED 1,989,398	AED 5,694,564	-AED 3,705,166	-AED 75,107,840
Month 17	AED 2,223,508	AED 5,694,564	-AED 3,471,056	-AED 78,578,896
Month 18	AED 2,223,508	AED 3,470,518	-AED 1,247,010	-AED 79,825,906
Month 19	AED 2,223,508	AED 3,470,518	-AED 1,247,010	-AED 81,072,915
Month 20	AED 2,223,508	AED 3,470,518	-AED 1,247,010	-AED 82,319,925
Month 21	AED 2,223,508	AED 3,470,518	-AED 1,247,010	-AED 83,566,935
Month 22	AED 2,223,508	AED 3,470,518	-AED 1,247,010	-AED 84,813,945
Month 23	AED 2,223,508	AED 3,470,518	-AED 1,247,010	-AED 86,060,955
Month 24	AED 2,223,508	AED 3,470,518	-AED 1,247,010	-AED 87,307,965
Month 25	AED 2,223,508	AED 3,470,518	-AED 1,247,010	-AED 88,554,975
Month 26	AED 2,223,508	AED 3,470,518	-AED 1,247,010	-AED 89,801,985
Month 27	AED 2,223,508	AED 3,470,518	-AED 1,247,010	-AED 91,048,995
Month 28	AED 2,223,508	AED 3,470,518	-AED 1,247,010	-AED 92,296,005
Month 29	AED 2,223,508	AED 3,470,518	-AED 1,247,010	-AED 93,543,015
Month 30	AED 2,223,508	AED 3,470,518	-AED 1,247,010	-AED 94,790,025
Month 31	AED 2,223,508	AED 3,470,518	-AED 1,247,010	-AED 96,037,035
Month 32	AED 2,223,508	AED 3,470,518	-AED 1,247,010	-AED 97,284,045
Month 33	AED 2,223,508	AED 3,470,518	-AED 1,247,010	-AED 98,531,054
Month 34	AED 2,223,508	AED 3,470,518	-AED 1,247,010	-AED 99,778,064
Month 35	AED 215,731,908	AED 3,470,518	AED 212,261,390	AED 112,483,326

380 AED/sqft, 30/70 — IRR 50.46% · Net profit AED 102,359,826

Summary

Total income (GDV)	AED 266,885,500
Total costs	AED 154,402,174
Profit before tax	AED 112,483,326
Tax	AED 10,123,499
Net profit	AED 102,359,826
→ Company profit share (60%)	AED 61,415,896
→ Landowner/investor profit share (40%)	AED 40,943,931
ROI / profit on cost	66.29%
IRR (annual)	50.46%
Peak funding required	AED 60,530,512
Break-even price	AED 823/sqft
Hurdle price	AED 1,046/sqft
Residual land value	AED 65,386,932 · AED 420/sqft GFA

Unit economics

Metric	Total AED	AED/sqft GFA
Total income (GDV)	AED 266,885,500	AED 1,713
Total costs	AED 154,402,174	AED 991

No unit mix modeled for this project — only aggregate AED/sqft figures apply. Per sqft BUA (for reference): costs AED 522, income AED 901.

Cost breakdown

AED 154,402,174 total

Where the AED 154.4M goes

ConstructionAED 112,498,430 · 72.9%

Selling & marketingAED 26,688,550 · 17.3%

OverheadAED 9,877,484 · 6.4%

ContingencyAED 5,337,710 · 3.5%

Land acquisition = AED 0 — either land is contributed by a JV partner (no cash paid), or land cost is not modeled for this project.

Sale pricing (PPF)

Component	Price	Source
Residential	AED 1,700/sqft	Mikhail direct market knowledge. Cross-checked 2026-09-05 against Gulf News (Azizi Abraham, Dh1,400/sqft actual, Dh1,550/sqft JAFZA benchmark) and GenieMap district aggregate (AED 1,663/sqft) — 1,700 sits at the midpoint of independently-converging sources. See market-comps report.
Retail	AED 1,900/sqft	Mikhail direct market knowledge, informed by RAW District / RAW District 2 by Imtiaz (nearly sold out, confirmed Downtown Jebel Ali) and Samana Portside (confirmed exact-district). Real computed retail comp found 2026-09-05: RAW District 2 retail AED 2,900/sqft (insiderealty.ae, 2.9M/1,000 sqft starting price) — 53% above this 1,900 assumption, see market-comps report for full detail.

Assumptions

Field	Value	Source
Construction rate	AED 380/sqft BUA (flat)	scenario input
Payment plan (effective)	30% constr. / 70% handover	scenario input
Financing mode	jv_no_advance	project input
Landowner/investor profit share	40%	project input

Monthly cashflow — 36 months, full detail

Month	Inflow	Outflow	Net	Cumulative
Month 0	AED 0	AED 6,245,502	-AED 6,245,502	-AED 6,245,502
Month 1	AED 0	AED 3,470,518	-AED 3,470,518	-AED 9,716,020
Month 2	AED 0	AED 3,470,518	-AED 3,470,518	-AED 13,186,538
Month 3	AED 0	AED 3,470,518	-AED 3,470,518	-AED 16,657,055
Month 4	AED 0	AED 3,470,518	-AED 3,470,518	-AED 20,127,573
Month 5	AED 0	AED 3,470,518	-AED 3,470,518	-AED 23,598,091
Month 6	AED 222,405	AED 5,694,564	-AED 5,472,159	-AED 29,070,250
Month 7	AED 452,478	AED 5,694,564	-AED 5,242,085	-AED 34,312,335
Month 8	AED 690,769	AED 5,694,564	-AED 5,003,795	-AED 39,316,130
Month 9	AED 937,885	AED 5,694,564	-AED 4,756,678	-AED 44,072,809
Month 10	AED 1,194,506	AED 5,694,564	-AED 4,500,058	-AED 48,572,866
Month 11	AED 1,461,391	AED 5,694,564	-AED 4,233,172	-AED 52,806,039
Month 12	AED 1,739,397	AED 5,694,564	-AED 3,955,167	-AED 56,761,205
Month 13	AED 2,029,490	AED 5,694,564	-AED 3,665,074	-AED 60,426,279
Month 14	AED 2,332,769	AED 5,694,564	-AED 3,361,795	-AED 63,788,074
Month 15	AED 2,650,490	AED 5,694,564	-AED 3,044,074	-AED 66,832,147
Month 16	AED 2,984,097	AED 5,694,564	-AED 2,710,467	-AED 69,542,614
Month 17	AED 3,335,262	AED 5,694,564	-AED 2,359,302	-AED 71,901,916
Month 18	AED 3,335,262	AED 3,470,518	-AED 135,256	-AED 72,037,172
Month 19	AED 3,335,262	AED 3,470,518	-AED 135,256	-AED 72,172,428
Month 20	AED 3,335,262	AED 3,470,518	-AED 135,256	-AED 72,307,684
Month 21	AED 3,335,262	AED 3,470,518	-AED 135,256	-AED 72,442,940
Month 22	AED 3,335,262	AED 3,470,518	-AED 135,256	-AED 72,578,196
Month 23	AED 3,335,262	AED 3,470,518	-AED 135,256	-AED 72,713,452
Month 24	AED 3,335,262	AED 3,470,518	-AED 135,256	-AED 72,848,708
Month 25	AED 3,335,262	AED 3,470,518	-AED 135,256	-AED 72,983,964
Month 26	AED 3,335,262	AED 3,470,518	-AED 135,256	-AED 73,119,220
Month 27	AED 3,335,262	AED 3,470,518	-AED 135,256	-AED 73,254,476
Month 28	AED 3,335,262	AED 3,470,518	-AED 135,256	-AED 73,389,732
Month 29	AED 3,335,262	AED 3,470,518	-AED 135,256	-AED 73,524,988
Month 30	AED 3,335,262	AED 3,470,518	-AED 135,256	-AED 73,660,244
Month 31	AED 3,335,262	AED 3,470,518	-AED 135,256	-AED 73,795,500
Month 32	AED 3,335,262	AED 3,470,518	-AED 135,256	-AED 73,930,756
Month 33	AED 3,335,262	AED 3,470,518	-AED 135,256	-AED 74,066,012
Month 34	AED 3,335,262	AED 3,470,518	-AED 135,256	-AED 74,201,268
Month 35	AED 190,155,112	AED 3,470,518	AED 186,684,594	AED 112,483,326

380 AED/sqft, 40/60 — IRR 55.97% · Net profit AED 102,359,826

Summary

Total income (GDV)	AED 266,885,500
Total costs	AED 154,402,174
Profit before tax	AED 112,483,326
Tax	AED 10,123,499
Net profit	AED 102,359,826
→ Company profit share (60%)	AED 61,415,896
→ Landowner/investor profit share (40%)	AED 40,943,931
ROI / profit on cost	66.29%
IRR (annual)	55.97%
Peak funding required	AED 56,208,115
Break-even price	AED 823/sqft
Hurdle price	AED 1,046/sqft
Residual land value	AED 65,386,932 · AED 420/sqft GFA

Unit economics

Metric	Total AED	AED/sqft GFA
Total income (GDV)	AED 266,885,500	AED 1,713
Total costs	AED 154,402,174	AED 991

No unit mix modeled for this project — only aggregate AED/sqft figures apply. Per sqft BUA (for reference): costs AED 522, income AED 901.

Cost breakdown

AED 154,402,174 total

Where the AED 154.4M goes

ConstructionAED 112,498,430 · 72.9%

Selling & marketingAED 26,688,550 · 17.3%

OverheadAED 9,877,484 · 6.4%

ContingencyAED 5,337,710 · 3.5%

Land acquisition = AED 0 — either land is contributed by a JV partner (no cash paid), or land cost is not modeled for this project.

Sale pricing (PPF)

Component	Price	Source
Residential	AED 1,700/sqft	Mikhail direct market knowledge. Cross-checked 2026-09-05 against Gulf News (Azizi Abraham, Dh1,400/sqft actual, Dh1,550/sqft JAFZA benchmark) and GenieMap district aggregate (AED 1,663/sqft) — 1,700 sits at the midpoint of independently-converging sources. See market-comps report.
Retail	AED 1,900/sqft	Mikhail direct market knowledge, informed by RAW District / RAW District 2 by Imtiaz (nearly sold out, confirmed Downtown Jebel Ali) and Samana Portside (confirmed exact-district). Real computed retail comp found 2026-09-05: RAW District 2 retail AED 2,900/sqft (insiderealty.ae, 2.9M/1,000 sqft starting price) — 53% above this 1,900 assumption, see market-comps report for full detail.

Assumptions

Field	Value	Source
Construction rate	AED 380/sqft BUA (flat)	scenario input
Payment plan (effective)	40% constr. / 60% handover	scenario input
Financing mode	jv_no_advance	project input
Landowner/investor profit share	40%	project input

Monthly cashflow — 36 months, full detail

Month	Inflow	Outflow	Net	Cumulative
Month 0	AED 0	AED 6,245,502	-AED 6,245,502	-AED 6,245,502
Month 1	AED 0	AED 3,470,518	-AED 3,470,518	-AED 9,716,020
Month 2	AED 0	AED 3,470,518	-AED 3,470,518	-AED 13,186,538
Month 3	AED 0	AED 3,470,518	-AED 3,470,518	-AED 16,657,055
Month 4	AED 0	AED 3,470,518	-AED 3,470,518	-AED 20,127,573
Month 5	AED 0	AED 3,470,518	-AED 3,470,518	-AED 23,598,091
Month 6	AED 296,539	AED 5,694,564	-AED 5,398,024	-AED 28,996,115
Month 7	AED 603,304	AED 5,694,564	-AED 5,091,259	-AED 34,087,374
Month 8	AED 921,025	AED 5,694,564	-AED 4,773,538	-AED 38,860,913
Month 9	AED 1,250,513	AED 5,694,564	-AED 4,444,050	-AED 43,304,963
Month 10	AED 1,592,674	AED 5,694,564	-AED 4,101,889	-AED 47,406,852
Month 11	AED 1,948,522	AED 5,694,564	-AED 3,746,042	-AED 51,152,894
Month 12	AED 2,319,196	AED 5,694,564	-AED 3,375,368	-AED 54,528,262
Month 13	AED 2,705,987	AED 5,694,564	-AED 2,988,577	-AED 57,516,839
Month 14	AED 3,110,359	AED 5,694,564	-AED 2,584,205	-AED 60,101,044
Month 15	AED 3,533,986	AED 5,694,564	-AED 2,160,577	-AED 62,261,621
Month 16	AED 3,978,796	AED 5,694,564	-AED 1,715,768	-AED 63,977,389
Month 17	AED 4,447,016	AED 5,694,564	-AED 1,247,548	-AED 65,224,937
Month 18	AED 4,447,016	AED 3,470,518	AED 976,498	-AED 64,248,439
Month 19	AED 4,447,016	AED 3,470,518	AED 976,498	-AED 63,271,941
Month 20	AED 4,447,016	AED 3,470,518	AED 976,498	-AED 62,295,443
Month 21	AED 4,447,016	AED 3,470,518	AED 976,498	-AED 61,318,945
Month 22	AED 4,447,016	AED 3,470,518	AED 976,498	-AED 60,342,447
Month 23	AED 4,447,016	AED 3,470,518	AED 976,498	-AED 59,365,949
Month 24	AED 4,447,016	AED 3,470,518	AED 976,498	-AED 58,389,451
Month 25	AED 4,447,016	AED 3,470,518	AED 976,498	-AED 57,412,953
Month 26	AED 4,447,016	AED 3,470,518	AED 976,498	-AED 56,436,456
Month 27	AED 4,447,016	AED 3,470,518	AED 976,498	-AED 55,459,958
Month 28	AED 4,447,016	AED 3,470,518	AED 976,498	-AED 54,483,460
Month 29	AED 4,447,016	AED 3,470,518	AED 976,498	-AED 53,506,962
Month 30	AED 4,447,016	AED 3,470,518	AED 976,498	-AED 52,530,464
Month 31	AED 4,447,016	AED 3,470,518	AED 976,498	-AED 51,553,966
Month 32	AED 4,447,016	AED 3,470,518	AED 976,498	-AED 50,577,468
Month 33	AED 4,447,016	AED 3,470,518	AED 976,498	-AED 49,600,970
Month 34	AED 4,447,016	AED 3,470,518	AED 976,498	-AED 48,624,472
Month 35	AED 164,578,316	AED 3,470,518	AED 161,107,798	AED 112,483,326

500 AED/sqft, 50/50 — IRR 36.39% · Net profit AED 70,031,330

Summary

Total income (GDV)	AED 266,885,500
Total costs	AED 189,927,994
Profit before tax	AED 76,957,506
Tax	AED 6,926,176
Net profit	AED 70,031,330
→ Company profit share (60%)	AED 42,018,798
→ Landowner/investor profit share (40%)	AED 28,012,532
ROI / profit on cost	36.87%
IRR (annual)	36.39%
Peak funding required	AED 66,787,090
Break-even price	AED 1,100/sqft
Hurdle price	AED 1,388/sqft
Residual land value	AED 31,227,489 · AED 200/sqft GFA

Unit economics

Metric	Total AED	AED/sqft GFA
Total income (GDV)	AED 266,885,500	AED 1,713
Total costs	AED 189,927,994	AED 1,219

No unit mix modeled for this project — only aggregate AED/sqft figures apply. Per sqft BUA (for reference): costs AED 642, income AED 901.

Cost breakdown

AED 189,927,994 total

Where the AED 189.9M goes

ConstructionAED 148,024,250 · 77.9%

Selling & marketingAED 26,688,550 · 14.1%

OverheadAED 9,877,484 · 5.2%

ContingencyAED 5,337,710 · 2.8%

Land acquisition = AED 0 — either land is contributed by a JV partner (no cash paid), or land cost is not modeled for this project.

Sale pricing (PPF)

Component	Price	Source
Residential	AED 1,700/sqft	Mikhail direct market knowledge. Cross-checked 2026-09-05 against Gulf News (Azizi Abraham, Dh1,400/sqft actual, Dh1,550/sqft JAFZA benchmark) and GenieMap district aggregate (AED 1,663/sqft) — 1,700 sits at the midpoint of independently-converging sources. See market-comps report.
Retail	AED 1,900/sqft	Mikhail direct market knowledge, informed by RAW District / RAW District 2 by Imtiaz (nearly sold out, confirmed Downtown Jebel Ali) and Samana Portside (confirmed exact-district). Real computed retail comp found 2026-09-05: RAW District 2 retail AED 2,900/sqft (insiderealty.ae, 2.9M/1,000 sqft starting price) — 53% above this 1,900 assumption, see market-comps report for full detail.

Assumptions

Field	Value	Source
Construction rate	AED 500/sqft BUA (flat)	scenario input
Payment plan (effective)	50% constr. / 50% handover	scenario input
Financing mode	jv_no_advance	project input
Landowner/investor profit share	40%	project input

Monthly cashflow — 36 months, full detail

Month	Inflow	Outflow	Net	Cumulative
Month 0	AED 0	AED 7,232,330	-AED 7,232,330	-AED 7,232,330
Month 1	AED 0	AED 4,457,346	-AED 4,457,346	-AED 11,689,677
Month 2	AED 0	AED 4,457,346	-AED 4,457,346	-AED 16,147,023
Month 3	AED 0	AED 4,457,346	-AED 4,457,346	-AED 20,604,369
Month 4	AED 0	AED 4,457,346	-AED 4,457,346	-AED 25,061,715
Month 5	AED 0	AED 4,457,346	-AED 4,457,346	-AED 29,519,061
Month 6	AED 370,674	AED 6,681,392	-AED 6,310,718	-AED 35,829,779
Month 7	AED 754,130	AED 6,681,392	-AED 5,927,261	-AED 41,757,040
Month 8	AED 1,151,282	AED 6,681,392	-AED 5,530,110	-AED 47,287,150
Month 9	AED 1,563,142	AED 6,681,392	-AED 5,118,250	-AED 52,405,401
Month 10	AED 1,990,843	AED 6,681,392	-AED 4,690,549	-AED 57,095,950
Month 11	AED 2,435,652	AED 6,681,392	-AED 4,245,740	-AED 61,341,689
Month 12	AED 2,898,995	AED 6,681,392	-AED 3,782,397	-AED 65,124,086
Month 13	AED 3,382,483	AED 6,681,392	-AED 3,298,909	-AED 68,422,995
Month 14	AED 3,887,948	AED 6,681,392	-AED 2,793,444	-AED 71,216,439
Month 15	AED 4,417,483	AED 6,681,392	-AED 2,263,909	-AED 73,480,348
Month 16	AED 4,973,494	AED 6,681,392	-AED 1,707,898	-AED 75,188,245
Month 17	AED 5,558,770	AED 6,681,392	-AED 1,122,622	-AED 76,310,867
Month 18	AED 5,558,770	AED 4,457,346	AED 1,101,424	-AED 75,209,444
Month 19	AED 5,558,770	AED 4,457,346	AED 1,101,424	-AED 74,108,020
Month 20	AED 5,558,770	AED 4,457,346	AED 1,101,424	-AED 73,006,597
Month 21	AED 5,558,770	AED 4,457,346	AED 1,101,424	-AED 71,905,173
Month 22	AED 5,558,770	AED 4,457,346	AED 1,101,424	-AED 70,803,750
Month 23	AED 5,558,770	AED 4,457,346	AED 1,101,424	-AED 69,702,326
Month 24	AED 5,558,770	AED 4,457,346	AED 1,101,424	-AED 68,600,903
Month 25	AED 5,558,770	AED 4,457,346	AED 1,101,424	-AED 67,499,479
Month 26	AED 5,558,770	AED 4,457,346	AED 1,101,424	-AED 66,398,056
Month 27	AED 5,558,770	AED 4,457,346	AED 1,101,424	-AED 65,296,632
Month 28	AED 5,558,770	AED 4,457,346	AED 1,101,424	-AED 64,195,209
Month 29	AED 5,558,770	AED 4,457,346	AED 1,101,424	-AED 63,093,785
Month 30	AED 5,558,770	AED 4,457,346	AED 1,101,424	-AED 61,992,362
Month 31	AED 5,558,770	AED 4,457,346	AED 1,101,424	-AED 60,890,938
Month 32	AED 5,558,770	AED 4,457,346	AED 1,101,424	-AED 59,789,515
Month 33	AED 5,558,770	AED 4,457,346	AED 1,101,424	-AED 58,688,091
Month 34	AED 5,558,770	AED 4,457,346	AED 1,101,424	-AED 57,586,668
Month 35	AED 139,001,520	AED 4,457,346	AED 134,544,174	AED 76,957,506