Seminar Recap · April 2026
Dubai Road ShowApril 2026
Real estate investment in Dubai without secrets
Market context · 2026
Current political situation in context
A brief overview of what is currently happening in the Middle East, how pressure is spilling over to Europe and Asia through energy, logistics and inflation and why the UAE — thanks to its energy independence, speed of response, infrastructure, tax attractiveness and ability to accept capital, companies and new residents — is once again emerging as the natural winner of this shift.
Regional situation
Escalation in the Middle East
- •Tensions between Iran and the USA / Israel have escalated into direct military attacks in the region.
- •The long-standing dispute is primarily related to Iran's nuclear program and regional influence.
- •Iran has launched retaliatory missile and drone attacks on targets in the Persian Gulf.
- •The targets are primarily military bases and energy infrastructure.
- •The conflict has also partially spilled over into the airspace of countries outside the direct battlefield, including the UAE.
Position of the UAE
The UAE is not an active party to the conflict
The UAE did not initiate military action and did not join the US-Israeli strikes. The Ministry of Foreign Affairs confirmed its "long-standing policy of good neighborliness, de-escalation, and firm commitment to the UN Charter."
"The attacks are not directed against our brothers or neighbors in the Persian Gulf," but against American military assets.
— Iranian Minister of Foreign Affairs
The UAE is one of Iran's largest trading partners and home to a significant Iranian business community – an affected area, not an actor.
Security
Strength of the UAE's defense system
- Multi-layered defense system capable of intercepting ballistic missiles and drones
- Advanced early warning systems and rapid response
- Repeatedly proven functionality in real-world situations
- Limited impact on normal operations and the economy
- Priority protection of key cities and investment locations
94 %
Interception success rate (2,256 drones, 537 ballistic and 26 cruise missiles)
2.6b
USD estimated cost to activate and operate the defense system
"The Iron Shield of the Emirates"
Ongoing investment of tens of billions of USD in anti-missile defense
Source: UAE Ministry of Defence (April 9, 2026)
New trigger
Geopolitics and energy
Today, an environment similar to that during COVID-19 is emerging again, but with a different trigger. It is not a pandemic, but a combination of geopolitics, energy, logistics, inflation, and rising living costs.
Strait of Hormuz
Around 20 million barrels of oil pass through it daily; alternative infrastructure can only handle approximately 4 million.
Irreplaceable capacity
About 16 million barrels per day thus have no full-fledged replacement—and this will permeate the entire economy.
Chain effect
Once this translates into insurance, transport, and energy prices, it will affect transportation, manufacturing, construction, food, and financing.
Combination of risks
- Geopolitics
- Energy
- Logistics
- Inflation
- Rising living costs
Five factors are at play simultaneously—and their combination creates an environment that the UAE historically uses to its advantage.
Fuel market
Fuel shortage
- •JPMorgan Chase has already modeled when different parts of the world will start to feel the fuel shortage— it's a matter of weeks, not months.
- •Europe is still drawing from its reserves, but the situation in Asia shows what is to come. Reserves in Southeast Asia have fallen by 41%, prices are rising, and the shortage is visible. It will gradually affect Africa, Europe, and then the USA.
Global Impact
More Europe and Asia than the UAE
The current situation will impact Europe and Asia significantly more than the UAE.
"Rising fuel prices are triggering an inflationary domino effect that will soon become apparent."
Energy Crisis
New Lockdowns
- •Lockdowns may return — this time due to energy. First, movement restrictions, later harsher restrictions.
- •If you only have electricity for a few hours a day and limited mobility, your business and lifestyle will either disappear, or you will be forced to move elsewhere.
Oil Market
Permanently High Oil Prices
- •The Strait of Hormuz is only 34 km wide and 20 million barrels of oil pass through it daily. Alternative routes can only handle a fraction.
- •Iran just needs to show it can close it — and prices will remain permanently high.
- •Even if the war ended right now, oil prices will not fall below 90-100 USD per barrel in the long term due to insurance and new fees for passage through the Strait of Hormuz.
AI and Chips
Hidden Crisis (AI and Chips)
- •The attack on Ras Laffan knocked out a third of the world's helium production. Helium is essential for chip manufacturing (cooling) — without it, production will stop.
- •90% of helium for South Korea and Taiwan comes from Qatar. This threatens the entire AI sector, including companies like NVIDIA.
- •Helium cannot be produced artificially on a large scale, which is why other sectors are also at risk: MRI machines in medicine, the space industry, scientific laboratories.
Impact on Daily Life
Economic Collapse
- •The OECD, one of the most respected economic institutions in the world, has already halved its growth forecast for the UK (from 1.3% to 0.7%).
- •Airfares are rising, food is rising, mortgages are rising. Inflation will grow because everything is tied to energy. A domino effect will occur.
Historical Comparisons
Development in Markets Affected by Direct Shock
NYC 9/11 Model
The most explosive development cycle followed the shock
5 weeks
Market freeze — zero transactions in downtown Manhattan
+13 %
Price growth in Manhattan in 2000–2001 despite 9/11
< 9 months
Most neighborhoods surpassed pre-9/11 levels
−12 to −35 %
Ground Zero, Tribeca, Battery Park, FiDi — recovery in 3–4 years
BOOM · Result after 5 years
2001–2006: the most explosive development cycle in NYC history
Dubai and New York are both global financial centers built on foreign investment and people from all over the world. Both cities were hit by attacks that disrupted the sense of security — yet both had strong economies that helped manage the subsequent shock.
What's Happening Now
Current signals from Dubai for off-plan properties
"People with real capital will enter the market even more."
CEO EMAAR
"Nothing is on hold, everything is proceeding according to plan."
CEO Dar Global
UAE as a natural beneficiary
The UAE is once again emerging as a natural beneficiary of new relocations. It's not just a place for investment— it's a place to move your life, family, business, and capital.
Modern Healthcare
Top-tier clinics and international standards of care.
Capital
Strong public and private finances, stability even amid turbulence.
Infrastructure
World-class airports, transport, and digital connectivity.
International Attractiveness
A global brand attracting talent and families from all over the world.
Speed of Decision-Making
Efficient state administration without bureaucratic delays.
Tax Attractiveness
Zero personal income tax, favorable conditions for companies.
International Education
A network of world-class international schools and institutions.
Price growth mechanism
Increasing costs in Europe and Asia
Rising energy and input costs
Influx of people
Increased migration and capital flows
Rapid absorption
Fast supply absorption and price growth
This mechanism can be triggered very quickly—historical experience from the Russia-Ukraine war and the COVID period shows that Dubai is well-prepared for similar scenarios.
Impact of the Russia-Ukraine war
It significantly helped Dubai as an accelerator for already ongoing growth—redirecting a portion of capital, investors, and new residents to the UAE in search of a safer base for life and business.
Lessons from the post-COVID boom
After COVID, we've already seen what a strong influx of people and money does to the real estate market. Prices then rose by about 50% in a single year.
What happened then?
- • Quality supply quickly absorbed
- • People paid a premium for properties
- • Prices rose ~50% in a year
What might come now?
The next wave—broader and driven by multiple markets simultaneously—could be even more significant.
A multi-source influx of demand is structurally stronger than a one-off shock.
Supply vs. Demand: Scenario until Autumn
While the market expects higher supply in the years 2026 to 2028, if a significantly stronger influx of residents, entrepreneurs, and investors arrives, even this supply may not be enough.
Rising construction costs
Increase of 30–50%
Potential for price growth
Possible growth of 25–50%
Residents, entrepreneurs, investors
Strong influx of demand
Growth in property prices
+25–50 %
Summary
Dubai and the UAE: Opportunity in a Time of Global Instability
We believe that Dubai and the UAE in general may experience another very strong wave of influx of people, capital, companies, and talent. And if this scenario begins to unfold, it could have a very significant impact on the real estate market — not just on rental demand, but also on property prices.
Developer Profile
Ellington Group
A design-led developer with over ten years of experience and a portfolio of iconic residential projects across the United Arab Emirates.
Strategic Partnership
ProDubai × Ellington Group Meeting
TSXMUDr. Luboš Říha, CEO ProDubai, with Elie Naaman, CEO Ellington Group, in Downtown Dubai.
Negotiating exclusive allocations and conditions for Czech and Slovak investors as part of the Road Show 04/2026.
Wide project portfolio
Ellington has delivered approximately 61 projects and residences, demonstrating a strong track record and its position as an established developer.
Presence across the UAE
The developer operates in key locations such as Dubai Islands, Palm Jumeirah, Downtown Dubai, and MBR City — a broad market footprint.
Award-winning quality
Between 2016–2026, Ellington received dozens of prestigious awards confirming its high standards, credibility, and long-term quality.
Above-average rental yield
Ellington's projects in exclusive locations generate up to 25–30% higher rental income than comparable surrounding developments.
Selected projects
Ellington Group Portfolio
Apartment
The Meriva Collection
Dubai Islands, Dubai
Sunset · Gardens · Shores — 1BR, 2BR, 3BR
Prices from 2,900,000 AED
The Meriva Collection by Ellington
Project Photo Gallery
A selection of exteriors, views, and visualizations for The Meriva Collection project on Dubai Islands.
Do you like The Meriva Collection?
Book a no-obligation consultation to find out about available units, prices, and payment plans.
Why Dubai Islands · 1/5
Capital value growth of beachfront apartments
Comparison of average price AED/sqft · period Q1 2023 – Q1 2026
#1 Bluewaters Island
Bluewater Residences 1–7
+114 %
#2 Emaar Beachfront
Bayview
+88 %
#3 Palm Jumeirah
Ellington Beach House
+30 %
#4 Madinat Jumeirah
Jadeel
+47 %
#5 Bulgari Resort
Bulgari Residences 4 — 2BR
+25 %
#6 Dubai Maritime City
The Anwa
+74,5 %
#7 Mina Rashid
Seagate 1
+86 %
#8 Dubai Islands
Bay Grove Residences
+33 %
Source: Ellington Properties · Property Monitor
Why Dubai Islands · 3/5
Masterplan — Dubai Island
An exclusive resort-style community in the middle of the Dubai coast
17
km²
Total area
21
km · incl. Blue Flag
Beaches
9
Marinas
2
9 + 18 holes
Golf courses
87
16,215+ rooms
Hotels & resorts
37,500+
apartments + villas
Residential units
2
km² of parks
Green spaces
9.5
Mn m²
Total GFA
Development density
~2,100 units / km² — the lowest among Dubai's waterfront projects
Why Dubai Islands · 5/5
Rental yield estimate
Average annual rent in AED — Dubai Islands is approaching the level of Emaar Beachfront
Current status: Dubai Islands is approaching the level of Emaar Beachfront. Expectation: to match the level of Bluewaters Island.
Short-term rental (Airbnb · 10 months)
| Location | 1 BR | 2 BR | 3 BR |
|---|---|---|---|
| Emaar Beachfront | 200 000 | 250 000 | 409 836 |
| Dubai Creek Harbour | 143 000 | 225 000 | 266 000 |
| Bluewaters Island | 350 000 | 490 000 | 590 000 |
| Palm Jumeirah | 345 000 | 517 500 | 747 500 |
Source: AirBnB (short-term, 10 months occupancy)
Long-term rental (2025)
| Location | 1 BR | 2 BR | 3 BR |
|---|---|---|---|
| Emaar Beachfront | 150 687 | 240 251 | 414 084 |
| Dubai Creek Harbour | 101 000 | 154 000 | 229 000 |
| Bluewaters Island | 330 000 | 450 000 | 550 000 |
| Palm Jumeirah | 300 000 | 450 000 | 650 000 |
Source: Property Monitor (long-term — average of new and renewed contracts)
The Meriva Collection by Ellington
Let's see how profitable an investment in Meriva Collection can be
ROI — Without a mortgage
Own funds · AED 2,900,000 (≈ CZK 16,530,000)
379 600 (13,1 %)
≈ CZK 2,163,720
Gross rental / year (AED)
246 740 (8,5 %)
≈ CZK 1,406,418
Net yield / year (AED)
Calculation · AED 1,300 per night (≈ CZK 7,410)
ROE — With a mortgage
Price AED 2,900,000 · Own funds AED 1,450,000 (≈ CZK 8,265,000)
379 600 (26,2 %)
≈ CZK 2,163,720
Gross rental / year (AED)
139 436 (9,6 %)
≈ CZK 794,785
Net yield / year (AED)
Calculation · AED 1,300 per night (≈ CZK 7,410)
Scenario · Capital Appreciation
Investment Example — Resale
1st year
Payment
20 % · 5 % · 5 %
Paid
30 %
2nd year
Payment
5 % · 5 %
Paid
40 %
3rd year
Payment
5 % · 5 %
Paid
50 %
4th year
Payment
—
Paid
50 %
When selling in the 2nd year, the achieved yield is 84% of the invested funds · when selling in the 4th year 127%.
Want a custom calculation for Meriva Collection?
We will prepare a yield calculation and payment plan according to your possibilities.
Soto Grande
Project Photo Gallery
A selection of exteriors, views, and interior visualizations of the Soto Grande project in Al Hamra Village.
Do you like Soto Grande?
Book a no-obligation consultation to find out about available units, prices, and the payment plan.
Location
Why invest in Ras Al Khaimah
The fastest growing emirate of the UAE — tax-attractive, well-connected, and with a historic opportunity in the form of the first Wynn Resort & Casino in the region.
0%
Personal income tax
100%
Ownership by foreign investors
284%
Visitor growth 2023–2027
1,2M → 5,3M
Visitors (2023 → 2030)
Economic growth
Diversified economy and a positive rating confirmed by Fitch.
Wynn Resort & Casino
The first integrated gaming resort in the region — opening in 2027, 1,200+ rooms, 20,000 m² of gaming.
Strategic location
45 minutes from Dubai, its own international airport, and two seaports.
Safe environment
Transparent legal framework and stable regulatory conditions for investors.
Growing tourism
1.28 million visitors in 2024, +12% growth in tourism revenue.
Long-term residency
Possibility of obtaining residency for investors + 100% repatriation of capital and profits.
Soto Grande
Let's see how profitable an investment in Soto Grande can be
ROI – Profitability from short-term rental
Without mortgage · Own funds · 1,780,828 AED
300 000 (16,8 %)
Gross rental / year (AED)
180 000 (10,1 %)
Net yield / year (AED)
Price per night / AED 1,000 per night
The values shown are a prediction based on the scenario of a fully opened Wynn Al Marjan Island Casino (planned opening in 2027). Actual returns may vary depending on occupancy, market conditions, and operating costs.
ROE – Profitability from short-term rental
With mortgage · Own funds · 890,414 AED
300 000 (33,69 %)
Gross rental / year (AED)
114 084 (12,81 %)
Net yield / year (AED)
Price per night / 1,000 AED per night
The values shown are a prediction based on the scenario of a fully opened Wynn Al Marjan Island Casino (planned opening 2027). Actual yields may vary depending on occupancy, market conditions, and operating costs.
Exclusive Ellington offer
Guaranteed yield of 7 % p.a. for 4 years
Developer Ellington Properties presents a unique offer for the Soto Grande project: a guaranteed annual yield of 7 % for 4 years – ensuring stable cash flow regardless of rental market developments.
Scenario · Capital Appreciation
Investment Example — Resale
1st year
Payment
20 % · 5 % · 5 %
Paid
30 %
2nd year
Payment
5 % · 5 %
Paid
40 %
3rd year
Payment
5 % · 5 %
Paid
50 %
4th year
Payment
—
Paid
50 %
A sale in the 2nd year achieves a yield of 85% on invested funds · a sale in the 4th year achieves 128%.
Want a custom calculation?
We will prepare a yield calculation and payment plan based on your possibilities.
MUDr. Luboš Říha
A trained doctor with an entrepreneurial spirit, owner of several companies in the Czech Republic and abroad, an active real estate investor with experience as a developer.
"I have been living and investing directly in Dubai for more than 14 years"
Collaboration with renowned developers in Dubai and hundreds of satisfied clients who have already invested. He knows Dubai not only from numbers – but also from his own life.
Key Messages
Why invest in Dubai
Income from short-term rentals up to 9 - 13% per year
Income from long-term rentals up to 6–9% per year
Profit from off-plan resale up to +40%
0% tax on income, sales, and rentals
The safest city in the world with Dubai Vision 2040
Hundreds of satisfied clients who have already invested
2025 Data
The numbers speak for themselves
+12 %
Average property value growth 2025
9,9 %
Rental value growth
551 mld. AED
Value of real estate transactions 2025
203 344
Number of real estate transactions 2025
18,3 mil.
Number of tourists 2025
77,5 %
Annual hotel occupancy
Global Comparison
Where Dubai Wins (and Why)
| Dubai, UAE | Larnaca, Cyprus | Nicosia, Cyprus | Costa del Sol, ES | Mallorca, ES | |
|---|---|---|---|---|---|
| Avg. Rental Yield (2025) | ✅ 7.4 % | 3.8 – 5 % | 4.2 – 5 % | 4 – 5 % | 5 – 6 % |
| Avg. Property Value Growth (2025) | ✅ 12 % | 2.5 % | 3 % | 5.5 % | 6.5 % |
| Rental Income Tax Rate | ✅ 0 % | 0 – 35 % | 0 – 35 % | 19 – 24 % | 19 – 24 % |
| Property Ownership Tax | ✅ 0 % | 0.1 % | 0.1 % | 0.4 – 1.2 % | 0.5 % |
| Foreign Ownership Rights | ✅ 100 % | 100 % | 100 % | 100 % | 100 % |
Ready to take the first step?
Book a meeting with your agent and get answers to all your questions.
Government Investor Protection in Dubai
Dubai protects investors through strict government oversight. Every development project, every money transfer, and every contract is reviewed by three institutions – RERA, DLD, and the Trustee Office.
Escrow Account
Projects are under strict regulatory supervision by the government through RERA and DLD. Payments are made via Escrow accounts, which ensures that funds are released directly to construction companies based on construction progress.
Oqood Registration
The investor's ownership rights are established immediately after signing the contract.
Trustee Office
An independent government office verifies documents and issues the Title Deed.
Residency Visas for Investors
Two-Year Investor Visa
Min. AED 750,000
- Valid for 2 years, renewable
- Sponsorship for spouse and children
- Sons up to 25 years, daughters without age limit
Ten-Year Golden Visa
From AED 2,000,000
- Valid for 10 years, renewable
- Family sponsorship
- Protection even when residing abroad
Book a meeting with your agent
Book a no-obligation consultation and find out how you can start investing in Dubai today.