Decision model · editable
Buy in cash and refinance — or mortgage everything from day one?
Two ways to deploy the same capital. Cash-first: buy one unit in cash (discounted, transfers in a week, rent starts immediately), refinance after a few months, and recycle the equity into mortgaged units. Mortgage-first: split the capital into down payments and lock several units at once. Edit any number — everything recalculates.
Property & market
What paying upfront typically saves: 25–50k
Size × rate is deducted monthly in the cash flow
Financing
Dubai rules push this up (often 40–45%) from the second mortgaged property
Auto: 100 − 1st down payment (the refi is your first mortgage). Type a value to override — some banks cap cash-out lower.
Timing
≈1 week — rent starts almost immediately
Bank approval to final transfer
From ownership; rent keeps flowing meanwhile
First year fixed costs
Off — figures exclude purchase costs. Toggle on to add DLD, commission and mortgage fees.
Trustee + admin
0.25% registration + bank fee; + 3k valuation
Net wealth over time
Cash + property value − debt, month by month. Purchase costs are sunk as paid.
Cash-first, then refinance
Mortgage-first, all at once
Monthly cash flow, side by side
Every dirham: gross rent, service charges, EMIs, refinance proceeds (gross), purchase payments, and all fees (DLD, commission, trustee, bank) — with the running balance. Mortgage purchases pay at transfer, not at signing.
Strategy ACash-first — event log
Strategy BMortgage-first — event log
- Both strategies keep buying whenever cash covers the next unit's full outlay (down payment + all costs), using the same down-payment ladder.
- Rent is the gross figure you enter, scaled to each unit's price at purchase; service charges (size × rate) are deducted from the month rent starts. EMIs run from the month after the loan draws down, split into interest and principal — the principal portion is equity you keep.
- Price is locked at signing, so appreciation accrues from purchase month even while a mortgage transfer is pending.
- Not included: service charges beyond the net yield, vacancy, rate changes, bank eligibility limits on number of mortgages. Indicative only.