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IWR · Decision tools · Your inputs

Make the assumption
visible.

Four deterministic models for a UAE property decision. They calculate only what you enter, expose the arithmetic and stop when the inputs do not reconcile.

Open the modelsPressure-test with Raj
Real editorial Dubai photographyOriginal · 7952 × 5304

How to use the page

Evidence in. Arithmetic out.

A calculator cannot improve a weak assumption. Start with current written evidence, enter zeros deliberately and preserve the result as a question—not a conclusion.

  1. 01

    Source the input

    Use a current quote, schedule, rent evidence or authority page. Do not copy a salesperson's headline without its date.

  2. 02

    Reconcile the model

    The page rejects missing, negative or internally inconsistent values. It never silently repairs them.

  3. 03

    Challenge the result

    Change the fragile input, list what remains excluded and ask what would make the decision fail.

The four models

No hidden defaults. No invented market data.

Every field begins empty. Results remain local to this browser and are not submitted with the decision brief.

01 · Home and relocation buyers

Cash-to-close model

Separate the deposit from the costs paid above the property price.

No fee is assumed. Enter the percentages and fixed costs shown in your current written quote.

Waiting for your assumptions

Enter all five fields. Use zero only when a cost genuinely does not apply.

Calculationprice × deposit % + price × entered fee % + fixed costs

This is a cash-planning model, not a fee quote or mortgage approval. It excludes costs you do not enter.

02 · Property investors

Net operating-yield model

Move from headline rent to income after the operating cost stack.

Rent and costs must come from evidence you trust. The model does not estimate rent, appreciation, resale price or occupancy.

Waiting for your assumptions

Enter every field, including zero where a cost does not apply.

Calculation(rent − vacancy − service − management − other) ÷ total cost basis

Financing, tax, capital growth, selling costs and currency movement are outside this model. A negative result is shown, not hidden.

03 · Off-plan capital timing

Payment-plan translator

Convert four percentages into cash amounts and reject an incomplete plan.

Copy the percentages from the current written payment schedule. The four stages must total exactly 100%.

Waiting for your assumptions

Enter the price and all four percentages from the written schedule.

Calculationentered price × each written stage percentage

Dates, construction milestones, fees, delays and developer enforcement are not inferred. Confirm those separately.

04 · Residency-linked research

Published value-line comparison

Compare one entered property value with the published UAE real-estate investor threshold.
Published property-value lineAED 2,000,000

The threshold is a single test, not an application decision. Ownership, financing, project and document treatment require authority confirmation.

Waiting for your assumptions

Enter a property value. No approval or visa duration is inferred.

Calculationentered property value − AED 2,000,000

At or above the value line does not confirm that the file meets the route requirements or will be approved. ICP and Dubai Land Department currently publish different duration and finance treatment. Confirm the route for your emirate and file directly with the responsible authority.

Authority pages reviewed 30 July 2026ICP Golden Residency ↗Dubai Land Department investor service ↗
Read Raj's property-route guide →

Continue the research

For home buyersSequence the first purchaseRead the guide →For investorsBuild an investment appraisalRead the guide →For a live choiceCompare two researched projectsOpen comparison →
Raj Tomar, UAE property advisor
Raj Tomar · Dubai

One visible advisor reading the assumption behind the result.

The fifteen minutes

Bring the result you trust least.

A working call, not a pitch. Raj will identify the evidence still missing, the input doing too much work and whether the next move is to proceed, renegotiate or wait.

Do not send identity documents, bank statements, contracts, title documents or payment details here.

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