Key Risks Disclosure

This page is a plain-English summary of the material risks of investing in Dubai off-plan property. It is not exhaustive. The full, click-through Risk Disclosure that you accept at paid checkout and at brokerage engagement is available at Off-Plan Risk Disclosure.

About Oliva. The Platform is operated by two entities, both wholly owned by Javier Sanz Alvarez. Oliva Real Estate Technology LLC (8 The Green, Ste A, Dover, DE 19901, EIN 32-0830351) operates the SaaS platform. Oliva DB Properties CO. L.L.C. S.O.C. (RERA BRN 1573501, Ontario Tower, C1801, Business Bay, Dubai, United Arab Emirates) operates the regulated real-estate brokerage. We are not regulated by the UAE Securities and Commodities Authority, the Dubai Financial Services Authority, the Central Bank of the UAE, the United States Securities and Exchange Commission, or any other financial-services regulator. We do not provide financial, investment, legal, tax, or mortgage advice. We do not assess whether any investment is suitable for your individual circumstances.

Independent advice. Obtain independent advice from a qualified financial advisor, a UAE lawyer, a tax professional, and (if relevant) a currency specialist before making any property investment decision.

Property values can fall. Dubai real estate has been cyclical. Material corrections occurred in 2008-2009 (Global Financial Crisis), 2014-2015 (oil-price decline and supply pipeline overhang), and 2018-2020 (oversupply and the COVID-19 pandemic). Some segments declined 30% to 50% from prior peaks. There is no guarantee that the current cycle will continue, that prices will not fall, or that any historical pattern will repeat.

Supply and demand. Dubai has a large pipeline of new construction. Oversupply in specific areas or unit types can depress both property values and rental yields.

Economic sensitivity. Dubai's economy is influenced by oil prices, tourism volumes, trade flows, and regional geopolitics.

Interest-rate risk. Most UAE mortgages carry variable rates linked to EIBOR, which closely follows US Federal Reserve policy due to the AED/USD peg. Rising rates increase borrowing costs and can suppress demand and values.

Real estate is an illiquid asset class. You cannot sell instantly at a known market price.

Typical sale timelines (normal market conditions): studios and 1-bedroom apartments in popular areas, 2 to 6 weeks; 2-bedroom apartments, 4 to 8 weeks; 3+ bedroom apartments, 6 to 12 weeks; villas and townhouses, 3 to 6 months; luxury properties (AED 10M+), 6 to 12+ months. In challenging conditions, these timelines extend significantly.

Exit costs typically exceed 4% to 6% of property value, including DLD Transfer Fee, agency commission, developer NOC, and (where applicable) mortgage settlement charges.

Vacancy. Budget for a minimum of 4 to 8 weeks of vacancy per year. In oversupplied areas or for less desirable units, vacancies may be considerably longer. During vacant periods, mortgage payments, service charges, and maintenance costs continue.

Tenant default. Pursuing arrears through the Rental Dispute Settlement Centre typically takes 2 to 6 months. Some amounts may prove uncollectable. Tenants may also cause property damage.

Operating costs. Service charges set by developers or building management can increase 5% to 15% annually. Budget 1% to 2% of property value per year for maintenance reserves.

Off-plan purchases carry additional risks beyond completed properties.

Developer delivery. Property developers, including well-known names, may face financial difficulties or become insolvent. Project abandonment can leave buyers with incomplete properties and uncertain recovery.

Escrow protection under Dubai Law No. 8 of 2007 is meaningful but limited. Escrow funds are released to the developer in tranches linked to construction milestones. Refund procedures in the event of project failure can be lengthy and may not result in full recovery of your investment.

Construction delays of 6 to 24 months (or longer) are not unusual. SPAs typically contain force-majeure clauses that limit the developer's liability.

Specification changes. RERA permits area variations of up to 5% from contracted specifications. Final unit finishes, materials, and layouts may differ from showroom models or marketing materials.

Project cancellation. RERA may cancel projects for regulatory violations, developer failure, or inadequate construction progress. Refund procedures may be lengthy and recovery may be incomplete.

Payment-plan default. Failure to meet a milestone payment can result in cancellation of the SPA and forfeiture of payments to date, scaled to the percentage of construction completed under Law No. 19 of 2017.

For full detail on all off-plan risks, see the Off-Plan Risk Disclosure.

The AED is pegged to the USD at approximately 3.6725 AED per USD. The peg has been maintained since 1997 but is a policy decision, not a guarantee.

If your base currency is not USD or AED, exchange-rate movements directly affect your effective purchase price, the value of rental income in your home currency, the proceeds you receive when selling, and your total return. An investment that is profitable in AED terms may produce a loss in your home currency.

The UAE currently permits free repatriation of capital and income, but international transfers are subject to banking compliance checks.

Foreign ownership. Full freehold ownership is permitted in designated areas. Property laws and ownership structures may change. Not all areas of Dubai are designated for foreign freehold.

Visa rules. The UAE Golden Visa programme is subject to change. Do not purchase property solely for visa purposes without understanding that visa rules can change. Visa decisions are made by UAE federal authorities, not by Oliva.

UAE taxation. 0% personal income tax and 0% capital gains tax on property for individuals as of the date of this page. 5% VAT applies to brokerage commissions. UAE corporate tax at 9% applies to taxable income above AED 375,000 for businesses, including properties held through companies. Tax laws can and do change.

Cross-border tax. Many jurisdictions tax worldwide income, including rental income and capital gains from foreign property. You may need to declare Dubai rental income on your home-country return, pay home-country capital gains tax, comply with controlled foreign corporation (CFC) rules if holding through a company, and report foreign assets under FATCA (US) or CRS (OECD). Failure to comply can result in penalties.

Inheritance. UAE courts may apply Sharia inheritance principles by default to assets located in the UAE. Non-Muslim foreign nationals should consider registering a will with the DIFC Wills Service Centre.

Mortgage approval is at the bank's discretion. There is no guarantee of approval, specific interest rates, loan amounts, or favorable terms.

use amplifies risk. A 20% decline in property value can result in the total loss of your equity if you have an 80% LTV mortgage. Mortgage payments remain due regardless of rental income.

Variable rate exposure. Most UAE mortgages carry variable rates. Ensure you can comfortably service payments if rates rise significantly.

The Oliva Score evaluates projects across 6 dimensions and 97 underlying metrics. The score is an informational tool, not a recommendation, not a guarantee, and not a substitute for your own analysis and professional advice.

Data limitations. Our scoring engine relies on third-party data that may contain delays (typically 1 to 2 weeks for government transaction data), gaps (especially for new areas), inaccuracies, and methodological limitations. We do not guarantee the completeness, accuracy, or timeliness of any data on the Platform.

Financial projections. All financial indicators, including rental yields, NOI, Cash-on-Cash, IRR, cap rates, and capital appreciation estimates, are projections based on assumptions that may not hold. They are not forecasts or guarantees.

When we refer you to a mortgage broker, property manager, inspector, or other provider, that provider is independent of Oliva. We have no control over their quality, pricing, performance, or conduct, and we accept no liability for their actions, omissions, advice, or outcomes. Conduct your own due diligence on any third-party provider.

Do not over-concentrate your investments. Suggested principles:

• Invest only money you can afford to lose without affecting your standard of living.
• Maintain liquid reserves for emergencies, mortgage payments during vacancies, and unexpected costs.
• Diversify across asset classes. Do not allocate all your savings to real estate.
• If investing significantly in Dubai, consider diversifying across areas, property types, and developers.
• Consult an independent financial advisor about portfolio allocation.

We do not assess portfolio suitability, diversification, or allocation. This is your responsibility, ideally with guidance from a qualified financial advisor.

By using the Oliva Platform or engaging Oliva Brokerage, you acknowledge:

1. You have read and understood this summary and the full Off-Plan Risk Disclosure.
2. You accept all risks inherent in property investment, including the risk of total capital loss.
3. Oliva does not provide financial, investment, legal, or tax advice.
4. Oliva does not guarantee any investment outcomes, yields, or returns.
5. The Oliva Score is an informational tool, not a recommendation or guarantee.
6. All financial projections and market data are for informational purposes only.
7. You have had the opportunity to seek independent professional advice.
8. All investment decisions are yours alone.
9. Property values can decrease as well as increase.
10. Rental income is not guaranteed.
11. Real estate is illiquid and you may not be able to sell when you want or at an acceptable price.
12. Oliva is not responsible for developer performance, third-party services, or regulatory changes.
13. You accept the limitation of liability provisions in our Terms of Service.
14. You are investing only funds you can afford to lose.

• General inquiries: hello@joinoliva.com
• Legal and compliance: hello@joinoliva.com
• Complaints: hello@joinoliva.com

Oliva Technology: Oliva Real Estate Technology LLC, 8 The Green, Ste A, Dover, DE 19901, EIN 32-0830351.

Oliva Brokerage: Oliva DB Properties CO. L.L.C. S.O.C., RERA Brokerage Registration Number and Trade Licence Number 1573501, Ontario Tower, C1801, Business Bay, Dubai, United Arab Emirates. TRN 105237083800001.