The REIT Due-Diligence Pack for Dubai Income Assets
In listed real estate, an acquisition is only as defensible as its paperwork. A trustee will ask where a number came from; a valuer will ask whether a lease is registered; unitholders may one day ask why the yield in the prospectus did not appear in the accounts. In Dubai, the answer to almost all of those questions sits in documents the seller should already hold — but frequently does not.
Key takeaways
- Every rent in the roll should match an Ejari registration.
- Service charges should be checked against the RERA service-charge index and actual building accounts.
- Title, encumbrances and seller authority must be confirmed on the DLD record before valuer spend.
- Miri Homes assembles and reconciles the pack, so your team spends its time deciding, not chasing.
The core pack
| Document | Why the REIT needs it | Common problem |
|---|---|---|
| Title deed & DLD record | Proves ownership and encumbrances | Mortgage not yet released |
| Rent roll | Basis of the income valuation | Rents not matched to Ejari |
| Ejari certificates & leases | Enforceability of income | Expired or unregistered leases |
| Service-charge statements | Net yield and arrears | Unpaid charges blocking NOC |
| Building-management accounts | Opex and sinking fund health | Records held by a former manager |
| Developer / owners' association NOC | Required for transfer | Issued late or conditional |
| Technical reports | Capex and condition | No recent survey available |
How we build it
- Request the full list from the seller at heads-of-terms stage, not after.
- Reconcile every rent against Ejari and flag gaps in writing.
- Check service charges against published RERA figures and building accounts.
- Confirm title and encumbrances on the DLD record.
- Open a structured data room for your valuer, surveyor and counsel.
Send us an asset or a mandate
Already looking at a Dubai building? We can assemble and reconcile the pack for an asset you have found, or source assets against your criteria from scratch.
Send your mandate — asset class, ticket size, target yield, hold period and structure (DIFC fund, ADGM vehicle, listed REIT or offshore SPV) — to marketing@mirihomes.com. We reply under NDA with what we can source against it.
Frequently asked questions
Can you prepare the pack for an asset we found ourselves?
Yes. We can act buy-side on an asset you have identified and handle the document collection, reconciliation and transfer.
Do you provide valuations?
No. Valuation for a regulated fund must come from your independent valuer. We provide the evidence they need.
What is Ejari?
Ejari is Dubai's official tenancy-contract registration system. Registered leases are the evidence base for any rent a valuer relies on.