The Deal Files
Six closings. Zero adjectives.
Names and buildings are withheld by agreement. Everything else is exactly as it closed: asking price, secured price, comps, costs, result. Read the files, then decide who negotiates your next purchase.
The Deal Files
Names and buildings are withheld by agreement. Everything else is exactly as it closed: asking price, secured price, comps, costs, result. Read the files, then decide who negotiates your next purchase.
The Record
Every file below came out of the same machine: private sourcing, verified comps, and a negotiation that only ends when the number is right.
File 01 · Dubai · Distressed
A five-bedroom villa on Palm Jumeirah, asking €7.2M, which is exactly where the last comparable sale printed. On paper, a full-price listing. Off paper, an owner who had refinanced at the top and a lender running out of patience.
We had tracked the situation for weeks before it surfaced. We verified the mortgage position through our network, confirmed the bank's timetable, and put one clean offer on the table: proof of funds attached, seven-day close, no conditions the seller had to think about. Then we held the number while two later bidders negotiated against themselves.
Secured at €5.9M against comps of €7.2M: 18% under the last comparable sale, on the Palm, with the beach at the end of the garden. The client flew in after transfer, not before. Ask for the full file in a consultation.
| Asking | €7.2M |
| Comps · last sale | €7.2M |
| Secured | €5.9M |
| Result | 18% under comps |
Historical example. Markets move; results are never a promise of yours.
File 02 · Dubai · Distressed Flip
A two-bedroom in Dubai Marina, asking €720K. The seller was leaving the country on a deadline and the unit was tired: dated kitchen, original bathrooms, priced on the view alone. Most buyers saw a renovation problem. Our client saw an entry point.
We negotiated hard against the deadline and secured entry at €620K, which is 14% under comps. Before signing, we built the flip model the client bought against: an entry 20% under achievable market value, a 6% renovation budget, an 18% uplift target and a nine-month horizon, producing €198,710 in projected net profit. That was the model, not a certainty, and the client knew both numbers on the day the deposit left the account.
The same calculator sits in our Investor Suite. Run this exact model on any unit we show you.
| Asking | €720K |
| Entry secured | €620K · 14% under comps |
| Model inputs | 20% under market entry · 6% reno · 18% uplift · 9 months |
| Result | €198,710 projected net |
Historical example. Markets move; results are never a promise of yours.
File 03 · Marbella · Renegotiation
A duplex penthouse on Marbella's Golden Mile, asking €2.9M. Our client loved it at the viewing and wanted to sign that week. We asked for one thing first: a full building survey, ordered by us, answered to us.
The survey came back with a list the glossy brochure had not mentioned: ageing installations and community works with the owner's share still unpaid. We put the report on the table, itemized, and reopened a price the agent had called final. No drama, no bluffing, just documented cost transferred back to the person responsible for it.
Result: €96K renegotiated off after the survey. Secured at €2.804M, same penthouse, same terrace, same sea. The survey cost a fraction of one percent of what it recovered. This is why our clients never sign before we have finished reading.
| Asking | €2.9M |
| Renegotiated after survey | €96K off |
| Secured | €2.804M |
Historical example. Markets move; results are never a promise of yours.
File 04 · Marbella · Renovation Play
A four-bedroom golf villa in Nueva Andalucía, asking €2.6M while comparable sales in the valley sat at €2.7M. Structurally excellent, cosmetically stuck in another decade, and quietly for sale: the owners wanted discretion, not a portal listing.
Because the file never went public, there was no bidding tension to fight. We priced the renovation with our own contractors before the offer went in, so the negotiation was built on real numbers, not hope. The offer reflected the work the villa needed, and we held it there through three weeks of back and forth.
Secured at €2.35M against €2.7M comps, with a renovation plan modelling +28% in value upside once completed. The client is renovating now, with the same team that priced the works before purchase. One file, one team, no gaps.
| Asking | €2.6M |
| Comps | €2.7M |
| Secured | €2.35M |
| Result | +28% renovation upside |
Historical example. Markets move; results are never a promise of yours.
File 05 · Dubai · Bulk Purchase
A developer in Jumeirah Village Circle was holding four completed rental units at the end of a project, asking €1.36M for the block while comps put the units at €1.32M combined. The developer needed the balance sheet clean before quarter close. We knew that, and we knew the date.
Bulk is where preparation wins. Our client had funds positioned and could sign for all four at once, which is exactly what a developer under time pressure pays for. We offered one number for the block, take it or keep carrying the units, and let the calendar do the negotiating.
Secured at €1.19M: under asking and under comps, in a district where gross yields run 9 to 10%. Four tenanted doors from a single signature. When a seller needs speed, the prepared buyer sets the price.
| Asking · block of 4 | €1.36M |
| Comps | €1.32M |
| Secured | €1.19M |
| Context | JVC gross yields 9 to 10% |
Historical example. Markets move; results are never a promise of yours.
File 06 · Dubai · Off-Plan Allocation
A one-bedroom at Creek Harbour, €390K on a 60/40 payment plan. The launch was weeks away, the marketing not yet public, and the strongest stacks were already being allocated to the developer's inner circle. That circle is where fifteen years of closings puts you.
We secured the allocation before the public launch: preferred stack, preferred floor, launch pricing, no queue outside a sales centre. The client committed 60% across construction with 40% at handover, keeping capital free while the building rose.
In strong cycles, off-plan at this entry point has typically carried an 8 to 12% uplift band at handover. That is a band, not a promise, and we modelled both edges of it with the client before reservation. Run the off-plan simulator to see how a 60/40 plan behaves against your own assumptions.
| Entry | €390K · 60/40 plan |
| Allocation | Secured before public launch |
| Result | 8 to 12% handover uplift band |
Historical example. Markets move; results are never a promise of yours.
The Next Entry
Every closing above started the same way: a thirty-minute conversation about budget, strategy and timeline. 120+ off-market and distressed files cross our desk every year. The right one for you may be circulating this week.
Client Words
They renegotiated €96,000 off a Golden Mile penthouse after the building survey.
Omar · UAEPrivate Consultation
Off-market files move in days. Thirty minutes with a senior advisor, a personal shortlist within 72 hours, and your name on the list before the next one closes.