Sources and calculations.

The two historical apartments

Selected one bedroom: Building 5, unit 103

Search expanded using All historical data to 1 January 2008 through 22 September 2026. Building 5, Unit 103 details: one bedroom, floor 1, 1,159 sq ft, parcel 3439446. Initial Oqood sale 26 October 2016 AED 2,090,000; Title Deed resale 26 November 2025 AED 3,135,000. No intervening sale displayed.

The final contract lasts 396 days including both endpoints. AED 195,000 is the full contract amount, not annual rent. A 365 day annualisation gives AED 179,735. Five nonoverlapping contracts, all within the selected purchase to resale window, total AED 700,000. No income filled into missing periods. AED 1,045,000 price gain plus AED 700,000 assumed collection equals AED 1,745,000, or 83.5% of purchase price, gross cumulative over roughly nine years. This is an illustration based on records, not verified owner cash profit.

Selected four bedroom: Building 9, unit 502

Same all historical data search; Building 9 selected in Community/Building filter, Unit 502 detail panel. Four bedrooms, floor 5, 4,433 sq ft, parcel 3439445. Balcony separately displayed as 1,381 sq ft.

Initial Oqood sale 27 November 2016 AED 5,419,000. Title Deed resale 23 September 2025 AED 12,000,000. No intervening sale displayed. Mortgage registrations on 12 March 2017, 14 January 2021 and 22 April 2022 excluded.

The final two contracts overlap. The final contract also extends beyond the September 2025 resale. Exclude both entirely from the combined illustration until cancellations, replacements and seller/buyer apportionment are established. Do not count the entire AED 650,000 as the seller's income. Its annual contract rate remains usable as dated rental evidence, not today's rent.

Six included contracts total AED 2,092,500. Capital gain AED 6,581,000, or 121.4%. Combined gross illustration AED 8,673,500, or 160.1% of original purchase price over approximately eight years and ten months. Assumes full collection of only the six included contracts, excludes all ownership and transaction costs and adds no rent for gaps. This is not a verified owner return and not a lower bound on realised profit because collection and costs remain unknown.

Annual contract rent rose from AED 350,000 in 2017 to AED 650,000 in 2025, an increase of AED 300,000 or 85.7%. The 2021 contract was AED 300,000, showing a decline of AED 50,000 from 2017 before subsequent recovery. The five month AED 275,000 contract is not an annual rate and must not enter an annual rent trend unadjusted.

The complete row level evidence and exclusions are in Property Monitor refresh. Research was performed in authenticated Chromium. Building, unit, bedrooms, area, floor and parcel were checked in the Unit Transaction Records panels. Mortgage registrations are excluded from purchase and sale prices.

Simple gross illustration = latest selected sale price minus original purchase price plus included full contract amounts. Divide by original purchase price for cumulative percentage. This is not annual yield, annualised return, IRR, net profit or return on deposit.

One bedroom rent sum: AED 135,000 × 3 + AED 100,000 + AED 195,000 = AED 700,000. All included leases end before the resale. Final lease 22 August 2024 to 21 September 2025 is 396 inclusive days: AED 195,000 × 365 / 396 = AED 179,734.85 per year. Its full amount belongs in the historical sum; its annualised amount belongs in annual rent comparisons.

Four bedroom included sum: AED 350,000 + AED 332,500 + AED 330,000 + AED 300,000 + AED 505,000 + AED 275,000 = AED 2,092,500. The final included AED 275,000 is a five month contract, not an annual rental rate. All six end by 11 May 2024 and lie within the 2016 to 2025 purchase to resale window.

Four bedroom exclusions: the AED 600,000 lease from 26 August 2024 to 25 August 2025 overlaps the AED 650,000 lease from 15 June 2025 to 14 June 2026. The latter also extends past the September 2025 resale. Exclude both from the combined illustration until actual cancellation and ownership apportionment records are available. Retain the 2025 annual contract rate only as separate dated rental growth evidence. Never add that AED 650,000 to the displayed historical total.

Both examples assume collection of the included contracts in full. Missing rent is not filled, and no actual collection is established. No intervening sale appears in either selected matched panel, but Property Monitor warns that unmatched historical records may exist. Ownership shares, refurbishment and related party considerations remain unverified. Acquisition costs, service charges, furnishing, maintenance, vacancy effects, management, financing, selling costs and taxes are excluded. The larger return is not claimed to represent all City Walk properties.

The four bedroom was chosen because it has an early Oqood entry, subsequent sale and rental records together. Other reviewed candidates have larger price gains but no matched rent, or intervening sales and gifts. See the research refresh for this selection trail.

Apartment scenario assumptions

Documented price benchmarks: Crestlane 4 one bedroom AED 2.70m, four bedroom AED 17.60m. Official Meraas prices and payment plan. The published handover estimate is April 2030. These are not currently available unit quotations.

Model start: 22 September 2026. Assumed handover date: 1 April 2030, choosing the first day because the source gives only a month. Wait is 1,287 days / 365.25 = 3.523614 years. Then add exactly four or ten years for each later scenario. A handover delay moves the actual milestones or reduces rental years at fixed calendar exits.

Chosen assumptions: 3% compounded annual capital growth throughout, including before handover; no annual rent growth; rent commences at handover with immediate letting and full collection. No costs. These assumptions are not estimates attributed to Meraas, Property Monitor or Knight Frank.

Rental assumptions use AED 175,000 for one bedroom and AED 650,000 for four bedrooms. The former is rounded below the selected one bedroom's approximately AED 179,735 annualised 2024 contract; the latter equals the selected four bedroom's 2025 annual contract. Carrying those amounts to future Crestlane homes is an explicit modelling choice. It is not a same property forecast. The one bedroom historical unit is 1,159 sq ft; the selected four bedroom is 4,433 sq ft. Crestlane floor plans have different indoor and outdoor areas, layouts and specifications. Do not infer equivalence from bedrooms alone or apply whole area rental price per sq ft to extensive terraces.

Formula: value = purchase benchmark × 1.03^(wait years + years after handover). Capital gain = value minus purchase benchmark. Cumulative rent = assumed annual rent × years after handover. Combined gross = capital gain plus cumulative rent. Future resale amounts are potential values until a sale occurs. Payment staging is shown separately and is not a basis for inflated deposit returns.

Amounts in this audit table are rounded to whole AED; the page rounds further. Rounded table components may differ slightly from the rounded total. Do not add the three exit scenarios together. Annual rental potential at handover is not cumulative rent already earned.

Flat price sensitivity: zero capital growth, ten years of the stated flat rent = AED 1.75m and AED 6.50m gross income. Minus 2% annual capital change gives April 2040 values approximately AED 2.055m and AED 13.392m, implying capital losses of AED 645,000 and AED 4.208m. These are deliberately chosen sensitivities, not a forecast range or worst case. Rental, vacancy and cost sensitivities must be evaluated for an actual shortlist.

Five bedroom peer evidence

Read through the user's authenticated Chromium session on 22 September 2026. Property Monitor. Search all historical data, then relevant community and five bedroom records. Exclude listings, valuations, mortgages and gifts from achieved sale or rental claims. The system cautions that matched histories can be incomplete. Recorded contracts do not establish actual collection.

Sur La Mer TH-004

Five bedrooms, townhouse, built-up area 6,831 sq ft, plot 6,334 sq ft, parcel 3323906.

Mortgages of AED 8m in July 2024 and AED 16.35m in February 2026 excluded. No rental history was shown in this modal. Floors vary between G+1 and G+3 in records, so physical configuration requires plan verification.

Endpoint price growth: AED 30,041,250 minus AED 9,685,000 = AED 20,356,250; divided by AED 9,685,000 = 210.1833%. Across successive owners, not one owner's achieved profit. Do not compound this historical growth as a forecast. Sale conditions, improvements and transaction costs have not been audited.

Sur La Mer 1 TH-007

Five bedrooms, townhouse, built-up area 6,836 sq ft, plot 6,168 sq ft. Parcel unavailable in modal.

Use the full annual contract as dated rental evidence. It is not rent for TH-004, and must not be divided by TH-004's sale price to claim a matched yield.

Villa Amalfi TH 53

Five bedrooms, townhouse, built-up area 7,249 sq ft, plot 4,867 sq ft, parcel 3020115.

The gift breaks any simplistic continuous-owner profit narrative. The page therefore uses only the dated AED 33.7m sale as a peer price point. No rental contracts appeared in this unit modal.

Villa Amalfi five bedroom rental filter

Rental Contracts only, bedrooms 5, all historical data returned six records. All displayed annualised amounts equal contract amounts.

Use the latest dated five bedroom contract, TH 11 at AED 1.65m, in the public comparison. It was registered 22 April 2026, plot 5,811 sq ft, parcel 3020107, views sea/pool/park. It is not TH 53. Higher records have not been verified for upgrades, furnishing or special lease terms, so they do not set the projection input. The six rows span different years and homes and are not a current market average. TH 11's rent was lower in 2026 than in its 2022 contract, a reason not to assume automatic rent escalation.

Townhouse projection method

The draft uses a hypothetical AED 25m purchase budget, solely to show AED outcomes while the actual release price is missing. It is not a comparable-derived valuation. It must be replaced with the documented price when supplied.

• Handover value assumed equal to purchase price: AED 25m. No construction-period capital gain assumed.
• Four and ten years measured after handover, matching the client's desired holding milestones. No calendar dates until handover is established.
• Capital growth: 3% annually after handover, a chosen illustration consistent in rate with the apartment scenarios, not inferred from historical peer growth.
• Rent: AED 1m per year, flat. This is below the selected AED 1.65m and AED 1.7m contracts but is not a validated City Walk rent estimate. Being lower does not make it certain or inherently conservative for an unknown specification.
• Immediate letting at handover, no vacancy, full collection, no expenses, no leverage. Costs, service charges, upkeep, acquisition and disposal fees, furnishing and financing would reduce investor returns.

For horizon n: property value = 25,000,000 × 1.03^n. Capital gain = value minus 25,000,000. Gross rent = 1,000,000 × n. Combined gain = capital gain plus gross rent. Simple gross return = combined gain / 25,000,000. Return of the initial capital is not counted as profit.

At flat property value, gross gains under the unchanged rental assumption equal AED 4m and AED 10m, before costs. These are scenarios, not forecasts or guarantees.