LIMITLESS
BUSINESS | REAL ESTATE · ABU DHABI, UAE
CONFIDENTIAL INVESTMENT MEMORANDUM · EXECUTIVE DOSSIER
Mandate Ref: LMT-DXB-003
Date of Issue: 03 November 2026
Dubai·Southern Logistics & Aviation Corridor·Industrial & Logistics
Meridian Institutional Logistics Estate
100% leased 14-unit temperature-controlled logistics campus yielding 8.1% net cap rate on long-term triple-net leases.
Asset Classification: Grade A Institutional LogisticsOwnership Tenure: Freehold — Logistics Free ZoneMandate Status: Available
LMT-DXB-003Confidentiality by Design — Exact Plot & Title Deed Reserved
Asking Valuation / Cost
AED 140M
AED 660 / sq ft
Net Initial Yield (Cap Rate)
8.1%
NOI: AED 11.3M
Projected 5-Yr IRR / ROI
16.4%
+3% / yr
Units Rented / Total
14 / 14
100% Leased
Occupancy Rate
100%
AED 69 / sq ft
Weighted Avg. Lease Term (WALT)
6.5 yrs
212,000 sq ft
01 / Executive Investment Summary
Meridian Institutional Logistics Estate is a 212,000 sq ft high-specification industrial and cold-chain campus positioned between Dubai's primary sea-air logistics corridor and the Abu Dhabi highway artery. Featuring 12-metre clear internal eaves, FM1 super-flat laser-screeded floors, 28 automated dock levellers and a rooftop solar array covering 65% of daytime power load.
All 14 modular bays are 100% occupied by multinational 3PL and pharmaceutical distribution tenants under Triple-Net (NNN) leases with a 6.5-year WALT, delivering effortless institutional cash flow.
Key Investment Covenants
- 14 of 14 modular warehouse & cold-chain units rented (100% occupancy)
- 8.1% Net Initial Yield on Triple-Net (NNN) lease structure
- 6.5-year Weighted Average Lease Term (WALT)
- 12m clear height · FM1 laser-screed floor loading (50 kN/sq m)
- 2.4 MWp rooftop solar plant reducing tenant utility OPEX
- Direct arterial link to Jebel Ali Port, DWC & KIZAD
02 / Valuation, Income & Return Matrix
- Asking Valuation / Cost
- AED 140,000,000
- Capital Value / Sq Ft
- AED 660 / sq ft
- Gross Annual Rental Income
- AED 14,600,000
- Annual Operating Cost (OPEX)
- AED 3,260,000
- Service Charge / Sq Ft
- AED 8.50 / sq ft
- Net Operating Income (NOI)
- AED 11,340,000
- Avg. Passing Rent / Sq Ft
- AED 69 / sq ft
- Annual Rent Escalation
- 3%
- Net Initial Yield (Cap Rate)
- 8.1%
- Projected 5-Yr IRR / ROI
- 16.4%
03 / Physical & Tenure Specifications
- Mandate Ref
- LMT-DXB-003
- Built-Up Area (BUA)
- 212,000 sq ft
- Gross Leasable Area (GLA)
- 212,000 sq ft
- Plot Area
- 340,000 sq ft
- Storeys / Levels
- 1
- Completion Year
- 2021
- Covered Parking
- 140 bays
- Units Rented / Total
- 14 rented / 14 units
- Vacant Units (Lease-Up Upside)
- 0 units
- Weighted Avg. Lease Term (WALT)
- 6.5 yrs
04 / Unit Occupancy & Stacking Schedule
| Floor / Zone | Permitted Use / Configuration | Rented / Total Units | GLA (Sq Ft) | Rent / Sq Ft (AED) | Annual Rent (AED) | WALT |
|---|---|---|---|---|---|---|
| Chambers 01 – 04 (Temperature-Controlled) | Pharmaceutical & High-Value Cold Chain | 4 / 4 (100%) | 84,000 | AED 78 | AED 6,552,000 | 7.4 yrs |
| Bays 05 – 12 (12m Clear-Height Cross-Dock) | Regional E-Commerce & Air-Freight Hub | 8 / 8 (100%) | 112,000 | AED 64 | AED 7,168,000 | 6.1 yrs |
| Corporate Command Annex | Grade-A Logistics Offices & Customs Desk | 2 / 2 (100%) | 16,000 | AED 55 | AED 880,000 | 6.1 yrs |
05 / 5-Year Projected Cash-Flow Schedule (Illustrative)
| Year | Gross Annual Rental Income | Annual Operating Cost (OPEX) | Net Operating Income (NOI) | Net Initial Yield (Cap Rate) | Cumulative Net Cash Flow |
|---|---|---|---|---|---|
| Year 1 (2026) | AED 14,600,000 | AED 3,260,000 | AED 11,340,000 | 8.10% | AED 11,340,000 |
| Year 2 (2027) | AED 15,038,000 | AED 3,325,200 | AED 11,712,800 | 8.37% | AED 23,052,800 |
| Year 3 (2028) | AED 15,489,140 | AED 3,391,704 | AED 12,097,436 | 8.64% | AED 35,150,236 |
| Year 4 (2029) | AED 15,953,814 | AED 3,459,538 | AED 12,494,276 | 8.92% | AED 47,644,512 |
| Year 5 (2030) | AED 16,432,429 | AED 3,528,729 | AED 12,903,700 | 9.22% | AED 60,548,212 |