How I'd Allocate AED 10 Million In Today's UAE Property Market

📞 Want to invest but don't know where to start? Book a free call: https://www.stevenleckie.com/connect-... "Every investment decision is really two decisions. What you buy. And everything you're prepared to walk away from." That's the question at the centre of this video — not which property is best, but where AED 10 million actually belongs in today's UAE market once you stop comparing projects and start comparing opportunities. In this video I walk through exactly how I'd think through allocating AED 10 million across five real opportunities: premium apartments in Dubai, family townhouses in Dubai, luxury villas in Dubai, luxury villas in Abu Dhabi, and Grade A commercial offices. I've been advising investors on Dubai and Abu Dhabi property for more than twenty two years, through cycles most people only read about. That's the lens this video is built on — not the latest launch, but what actually holds up when you come to sell. Dubai isn't one property market, and the video breaks down why. With the city adding more than 200,000 residents last year and Q1 residential sales already past AED 137 billion, up close to 19% year on year, demand is deep — but demand alone doesn't make every property a good investment. I also cover why townhouse supply — more than 52,000 villas and townhouses under construction across Dubai to 2030 — changes how selective I'd be, and why I think the "villa shortage" headline is misleading: some villa communities are up 30-40% in a year while others are flat or falling, which tells you the shortage is good villas at the right price, not villas generally. Abu Dhabi gets its own section, because I don't think it's competing with Dubai — it's solving a different problem. I also make the case for Grade A commercial offices, an asset class I think gets overlooked — Dubai office occupancy sits around 95%, prime rents are up 16% year on year, and DIFC's newest Grade A tower was fully pre-leased before it was even handed over. Whether you're weighing your first UAE property purchase or already deciding how to deploy several million across an existing portfolio, the process in this video is the same one I'd use for AED 1 million or AED 10 million — only the numbers change. Timestamps: 00:00 - Introduction 02:22 - What Most Investors looking at Dubai Property Get This Wrong 03:47 - The Opportunity Cost Test 04:39 - Dubai Is Not One Market 06:22 - Apartments in Dubai Vs. Villas 07:48 - Townhouses in Dubai 08:55 - What to know about Villas in Dubai 10:17 - Dubai Sells Opportunity 11:23 - Why I'd Also Consider Abu Dhabi Property 13:35 - The Opportunity Nobody's Talking About: Grade A Commercial Offices 16:22 - How My Team Can Help with your Investment Search - A Framework I Use With Every Client 18:17 - Where would I put my Money in Dubai Property? Follow for more updates on Dubai Property Investments: Instagram: Instagram: steven_leckie Facebook: Facebook: stevenleckiedubai Tiktok: TikTok: stevenleckie Linkedin: LinkedIn: stevenleckie #dubaiproperty #investing #investmenttips