Tel Aviv sits at roughly ₪70,000 per m² in prime districts. Comparable Dubai freehold trades near AED 22,000 per m² — about half, in shekel terms. Rental math widens the gap: a two-bed in Downtown Dubai at AED 2.4m rents for AED 180k a year gross. A comparable Tel Aviv two-bed at ₪6m rents for ₪140k. That's 7.5% vs 2.3% before costs. Dubai doesn't tax rental income. Service charges run AED 12–20 per sqft. Net-of-costs, the gap narrows but rarely inverts. We publish the underwriting on every unit we market, so you're comparing to your own numbers — not ours.

60/40 means you pay 60% during construction and 40% at handover. 70/30 pushes more into the build. Post-handover plans stretch 20–40% over two to five years after keys, at the developer's cost. The question isn't which plan is best — it's which one matches your capital timeline. A 70/30 with a 24-month build ties up more cash but earns you the developer's early-bird discount. Post-handover plans cost you a slightly higher headline price in exchange for renting the unit while you finish paying. Your Manzely agent runs the two side by side before you sign.

Downtown and Business Bay rent quickly — corporate demand, short commute, always liquid. Yield lands 6–7% net after service charges. Marina and JBR trade tourism upside for higher fees; short-let can push 9%, long-let sits around 5%. Dubai Islands and Palm Jebel Ali are hold plays: the yield today is thin, but delivery infrastructure is priced in for 2027–2029. We tell you which bucket a project falls into before you fall in love with the renders.