LIMITLESS
BUSINESS | REAL ESTATE · ABU DHABI, UAE
CONFIDENTIAL INVESTMENT MEMORANDUM · EXECUTIVE DOSSIER
Mandate Ref: LMT-AUH-002
Date of Issue: 03 November 2026
Abu Dhabi·Waterfront Marina Corridor·Retail Galleria
Solace Waterfront Retail Galleria
An ultra-prime marina promenade of 32 luxury retail & fine-dining pavilions with 93.8% occupancy and turnover rent upside.
Asset Classification: Luxury Trophy RetailOwnership Tenure: Freehold — Waterfront Investment ZoneMandate Status: Available
LMT-AUH-002Confidentiality by Design — Exact Plot & Title Deed Reserved
Asking Valuation / Cost
AED 118M
AED 1,356 / sq ft
Net Initial Yield (Cap Rate)
7.5%
NOI: AED 8.9M
Projected 5-Yr IRR / ROI
15.2%
+4% / yr
Units Rented / Total
30 / 32
2 vacant
Occupancy Rate
93.8%
AED 151 / sq ft
Weighted Avg. Lease Term (WALT)
5.3 yrs
87,000 sq ft
01 / Executive Investment Summary
Solace Waterfront Retail Galleria is a trophy lifestyle destination spanning 87,000 sq ft of gross built-up area (78,000 sq ft GLA) along a 280-metre private marina promenade in Abu Dhabi. Clad in hand-selected Roman travertine and architectural bronze louvers, the destination comprises 32 bespoke units anchored by Michelin-pedigree dining concepts, haute horlogerie boutiques and private wellness clubs.
Currently 30 of the 32 units are leased on base-rent plus turnover-percentage structures, generating AED 11.77M in gross annual income and AED 8.85M in Net Operating Income (7.5% net initial yield).
Key Investment Covenants
- 30 of 32 retail & dining units rented (93.8% occupancy)
- 280-metre direct marina frontage with yacht berthing access
- Base rent + 8%–12% turnover rent clauses on all F&B anchors
- 5.3-year Weighted Average Lease Term (WALT)
- 260 valet & subterranean climate-controlled parking bays
- 100% service-charge recovery from tenants
02 / Valuation, Income & Return Matrix
- Asking Valuation / Cost
- AED 118,000,000
- Capital Value / Sq Ft
- AED 1,356 / sq ft
- Gross Annual Rental Income
- AED 11,772,500
- Annual Operating Cost (OPEX)
- AED 2,922,500
- Service Charge / Sq Ft
- AED 22.00 / sq ft
- Net Operating Income (NOI)
- AED 8,850,000
- Avg. Passing Rent / Sq Ft
- AED 151 / sq ft
- Annual Rent Escalation
- 4%
- Net Initial Yield (Cap Rate)
- 7.5%
- Projected 5-Yr IRR / ROI
- 15.2%
03 / Physical & Tenure Specifications
- Mandate Ref
- LMT-AUH-002
- Built-Up Area (BUA)
- 87,000 sq ft
- Gross Leasable Area (GLA)
- 78,000 sq ft
- Plot Area
- 95,000 sq ft
- Storeys / Levels
- 2
- Completion Year
- 2022
- Covered Parking
- 260 bays
- Units Rented / Total
- 30 rented / 32 units
- Vacant Units (Lease-Up Upside)
- 2 units
- Weighted Avg. Lease Term (WALT)
- 5.3 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 |
|---|---|---|---|---|---|---|
| Promenade Pavilions A – D | Fine Dining & Waterfront Terraces | 8 / 8 (100%) | 32,000 | AED 195 | AED 6,240,000 | 6.2 yrs |
| Galleria Boutiques E – L | Haute Horlogerie, Jewelry & Concept Retail | 17 / 18 (94%) | 31,000 | AED 140 | AED 4,095,000 | 4.5 yrs |
| Upper Deck Suites | Wellness Clubs & Private Medical Concierge | 5 / 6 (83%) | 15,000 | AED 115 | AED 1,437,500 | 5.0 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 11,772,500 | AED 2,922,500 | AED 8,850,000 | 7.50% | AED 8,850,000 |
| Year 2 (2027) | AED 12,243,400 | AED 2,980,950 | AED 9,262,450 | 7.85% | AED 18,112,450 |
| Year 3 (2028) | AED 12,733,136 | AED 3,040,569 | AED 9,692,567 | 8.21% | AED 27,805,017 |
| Year 4 (2029) | AED 13,242,461 | AED 3,101,380 | AED 10,141,081 | 8.59% | AED 37,946,098 |
| Year 5 (2030) | AED 13,772,160 | AED 3,163,408 | AED 10,608,752 | 8.99% | AED 48,554,850 |