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Mulki

A Dubai property portfolio, treated as one record.

Five units or fifty, shown at once. Value, gain, income and equity, without the chase.

The shape of it

Past two properties the spreadsheets start to lie. Mulki reads the official record instead.

What changes

  • Every unit you own, in one place.

    Shared from your UAE PASS vault with your consent. Deeds, Oqood and Ejari, with no typing.

  • Value, gain, income, equity. At a glance.

    Four tabs, four answers. What's it worth, what has it grown, what does it earn, what do you actually own.

  • Property care, batched not chased.

    Schedule maintenance for several units at once. One invoice trail, one calendar, one place where everything is logged.

  • Reports, ready when an accountant asks.

    Year-end summaries, transaction history, valuation movements.

The promise

Across several units the arithmetic is the tedious part. Mulki does the totalling, so the position is already there when you look.

What a portfolio view has to get right

Two units are a spreadsheet. Five are a second job. The work is not hard, it is just never finished: a service charge invoice from one building, an Ejari renewal on another, a valuation that moved on a third, all arriving on their own schedule and none of them talking to each other.

The blended figure is where most portfolios quietly lose money. One tower with a high service charge can pull a whole portfolio’s net yield down a point without any single unit looking broken. The service charge calculator shows what your rate per square foot costs you a year, and how Dubai service charges are set explains why two towers on the same street can differ by 40 per cent.

Comparison is the other half. A unit is only underperforming relative to something, and the honest benchmark is its own community rather than the emirate. Registered sales in the same building, not asking prices across the city, are what a fair comparison rests on — how Dubai property is valued sets out the method.

When a unit does fail that test on all three counts — yield, price growth and time to let — read selling an underperforming property and price the exit with the selling cost calculator before you list. Mulki is free for owners, however many units you hold.

Questions

How do I see all my Dubai properties in one place?
Every sale registers against your name at the Dubai Land Department, so the record already exists; it is just not collected anywhere you can read. Mulki reads the title deeds, Oqood and Ejari the Land Department issued you, shared from your UAE PASS vault with your consent, including units bought years ago, with no data entry.
How do I calculate the total yield on a Dubai portfolio?
Take each unit's net income after service charges and running costs, sum them, and divide by the portfolio's current value, not its purchase cost. A single high-charge building can drag the blended figure down more than owners expect.
What records do I need for a Dubai portfolio at audit or accounting time?
There is no UAE personal tax on the property itself, but an accountant or a corporate holding structure will want transaction history, valuation movements and year-end income per unit. Keeping that current across many units by hand is where spreadsheets drift; the official record does not.
Should I hold an underperforming unit in a portfolio?
Only once you have diagnosed it. A unit weak on yield, price growth and time-to-let against its own area, while the area itself is healthy, is structural and usually worth exiting; one weak metric alone is normally fixable.

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