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LIAM JOURNAL INVESTMENT VIEW

What I Would Buy in Dubai With AED 2 Million Today

A realistic portfolio decision using current Liam listings—not a fantasy shortlist that ignores fees, risk and liquidity.

10 min readAED 2M strategyAugust 2026

The short answer

I would buy two compact assets, not one stretched purchase.

My base-case choice would be one entry-level unit in RAW District by Imtiaz and one in Binghatti Wraith. Their advertised starting prices total approximately AED 1.466M, leaving about AED 534K before transaction costs, upgrades and contingency.

Why this combination?

It diversifies location and developer exposure, keeps the ticket size liquid, and avoids committing the entire budget to the asking price. This is a strategy view, not a promise of availability, yield or appreciation.

Budget discipline

AED 2M is not the same as an AED 2M purchase price.

01

Acquisition cost

DLD registration is 4% in total under the standard schedule, with additional trustee, title-deed, map and administrative fees.

02

Setup cost

Allow for furnishing, snagging, utilities, insurance and initial service charges.

03

Liquidity reserve

Keep cash for delayed handover, vacancy, instalments or an unexpected opportunity.

04

Exit flexibility

Smaller tickets may widen the future buyer and tenant pool, although liquidity is never guaranteed.

Dubai community investment
The community, payment plan and future supply matter as much as the apartment.
01

Downtown Jebel Ali · Imtiaz

RAW District by Imtiaz

FROM AED 666K
RAW District by Imtiaz
TypeApartmentRoleValue entryBudget share≈ 33%DecisionShortlist

The lowest entry price in this Liam list creates room for diversification and reserves. The investment case depends on the exact unit, payment schedule, delivery, connectivity and competing supply—not the headline price alone.

View RAW District on Liam →
02

Al Jaddaf · Binghatti

Binghatti Wraith

FROM AED 799,999
Binghatti Wraith
TypeApartmentRoleLocation balanceBudget share≈ 40%DecisionShortlist

Al Jaddaf offers a more central urban proposition. I would compare view, floor, layout efficiency, service charge, payment milestones and handover risk before selecting a unit.

View Binghatti Wraith on Liam →
03

City of Arabia · BEYOND

Arancia Yards by BEYOND

FROM AED 1M
Arancia Yards by BEYOND
TypeApartmentPlan40/60HandoverQ1 2029DecisionSingle-asset option

Arancia is the cleaner alternative for a buyer who prefers one project and a larger reserve. I would prioritise the best layout and position rather than automatically buying two units.

View Arancia Yards on Liam →

Three ways to deploy AED 2M

The right answer depends on the investor.

Balanced portfolioRAW District + Binghatti Wraith: ≈ AED 1.466M base price, leaving ≈ AED 534K before costs.Concentrated qualityOne Arancia Yards unit from ≈ AED 1M, then retain cash or select a superior configuration.Two low-ticket unitsTwo RAW District units from ≈ AED 1.332M, but with concentrated project and developer risk.What I would avoidUsing the full AED 2M on price and then funding fees or instalments under pressure.
Modern Dubai apartment investment
At this budget, layout efficiency and exit liquidity can matter more than maximum size.

Beyond today’s budget

Strong projects can still be the wrong fit at AED 2M.

Palm CentralAED 2.7M

Palm Central Private Residences

Palm Jebel Ali · Watchlist

→Greenz by DanubeAED 3.5M

Greenz by Danube

Dubai Investment Park · Watchlist

→Six Senses Dubai MarinaAED 5.8M

Six Senses Residences Dubai Marina

Dubai Marina · Watchlist

→

Before reserving

Six checks that can change the decision.

Exact all-in costPrice, DLD/Oqood, trustee, agency, furnishing and service charges.Unit qualityNet area, balcony usability, view, floor, parking and storage.Payment riskInstalment dates, construction milestones and post-handover exposure.Rental realityComparable achieved rents—not projected marketing yields.Supply pipelineHow many competing units may complete nearby?Exit conditionsResale restrictions, NOC, assignment fees and buyer demand.

Starting prices are supplied from current Liam listings and may change by unit, date and availability. This article is an investment framework, not financial advice.

Build your AED 2M shortlist

Choose the unit,not just the project.

Ask Liam for current availability, payment plans and a side-by-side comparison based on your objective.

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