Palm & Peak · Fix & Flip

Sienna Lakes, Villa 13

Jumeirah Golf Estates · Type Serena · 5 Bed + Maid · BUA 7,600 sqft, extended to 9,000 · Plot 9,992 sqft · Golf and lake view · Vacant
Illustrative, not an offerSeptember 2026 · AED
Golf course and lake view from the villa terrace
Net profit to equity
Equity IRR
Equity invested
Equity multiple
Break-even exit
Exit on 9,000 sqft BUA
The asset

A golf-front Serena in original condition, priced at 3,132 AED/sqft on existing BUA

Asking 23.8M for a vacant 5-bed Serena on a 9,992 sqft plot with direct golf and lake frontage. Structure, marble floors and layout are sound; the pool, facade, kitchen, bathrooms and landscaping date from handover. The plan: buy at 23.0M, invest 10M in a full refit plus a 1,400 sqft extension to 9,000 sqft BUA over 10 months, reposition and sell within 2 months at 45M, with the comp set supporting 45 to 50M.

Front elevation
Front elevation, current condition
Rear garden and pool
Rear garden and pool, full rebuild
Living room
Ground-floor living, double height ceiling
Kitchen
Kitchen, to be replaced
Master bedroom
Master suite with golf-facing terrace
First-floor terrace
First-floor terrace over the fairway
View across the lake
Lake and fairway from the first floor
Rear elevation
Rear elevation and pool deck
Live model

Choose the financing, move the inputs, everything below recomputes

Two capital stacks. All equity: the LP funds the whole project. Debt + equity: investor set 1 lends 75% of the acquisition cost including fees at 9 to 12% simple interest, accrued and repaid at exit; investor set 2 funds the rest as LP equity under the same waterfall. Renovation includes the 1,400 sqft extension; contingency 10% switchable. Fees at market: 4% DLD, 2% + VAT each side, 4,200 admin, 150k marketing, 75k/yr service charge (estimate), 30k/yr utilities, 2% GP management fee at acquisition.

Sources and uses

Returns and LP / GP waterfall on equity

Waterfall applies to the equity slice only (investor set 2). 8% preferred return to LP, then a 2% GP catch-up band to 10%, then 80/20 to a 25% LP return, 70/30 above. Hurdles annualised over the hold on total equity. Renovation drawn evenly over the works period for the phased IRR.

Cash flow

Equity cash flow by month, exit at month

Bars: monthly net cash flow to equity (debt drawn at month 0 and repaid with interest at exit when switched on). Line: cumulative equity outstanding. Month 0 is transfer.

Sensitivity

Where the return lives

All four tables use the live purchase price and hold period above unless that variable is the one being tested. Outlined cell is the base case. Deeper teal is a better outcome.

Net profit to equity: renovation budget (before contingency) × exit price

Equity IRR: renovation budget (before contingency) × exit price

Equity IRR: hold period × exit price

Net profit to equity: purchase price × exit price

Equity IRR: debt rate × exit price (debt + equity)

All equity vs debt + equity, at the live inputs

Hurdles