The Peninsula 5 case: the real numbers
Peninsula 5 is an off-plan operation in Business Bay (Dubai), developer Select Group, bought and then resold with the exit completed. These are the figures from EasyROI's track-record page:
| Item | Value |
|---|---|
| Purchase price | AED 845,000 (~€197,400) |
| Payment plan | 30 / 70 |
| Capital actually paid | AED 254,000 (~€59,330) |
| Sale price | AED 1,220,000 (~€285,000) |
| Net profit | AED 375,000 (~€87,600) |
| Duration | 22 months |
| ROE (on capital paid) | 147.6% (annualised 80.5%) |
| ROI (on property value) | ~44% |
Source: easyroi.com/track-record (completed operation).
ROI vs ROE: why the numbers differ
This is the distinction that separates reading a return from understanding it, and the first thing we ask people not to confuse.
- ROI (Return on Investment) we calculate on the property's total value. Net profit (€87,600) over purchase price (€197,400): about 44% in 22 months.
- ROE (Return on Equity) we calculate on the capital actually paid by the investor. Net profit (€87,600) over capital paid (€59,330): 147.6% in 22 months.
ROE is higher than ROI for a precise, verifiable reason: the deferred payment plan.
The engine: the 30/70 payment plan
In Dubai most off-plan operations use a staged payment plan: in a 30/70 case, 30% of the price is paid during construction and 70% on handover. If the unit is resold (assigned to a new buyer) before handover, the investor has effectively committed only the amount paid — here about AED 254,000 (€59,330) — not the full price.
The result: profit is measured against capital committed that's far lower than the property's value, and return on equity (ROE) amplifies. That's leverage, in the good sense when the operation goes as planned.
But leverage isn't free. The same mechanism that amplifies gains amplifies losses: if the market turns or the exit doesn't close before handover, the investor may have to cover the remaining 70% or suffer a proportionally larger loss on capital paid. That's why operation selection, timing and developer strength matter more than the brochure return.
How an investor participates (in brief)
In distributed operations, EasyROI structures participation through an Associazione in Partecipazione (AIP) under art. 2549 of the Italian Civil Code: the investor is the associate, easyroi the associating party, with a registered contract and dedicated escrow. Distribution follows a waterfall: first the full return of the investor's capital, then an 80% investor / 20% easyroi profit split. Minimum ticket €25,000 (or from €100 in token format on the EROI platform). And the group invests at least 20% of the capital first — skin in the game.
The risks that don't disappear
A positive, closed case doesn't erase the risks of this class of operations. The ones we state before signing:
- Operational risk: construction delays, supplier disputes, technical/build issues.
- Market risk: price trends and actual demand at exit. A past result does not repeat by definition.
- Regulatory and currency risk: regulatory changes and AED/EUR fluctuations.
- Leverage risk: the deferred plan amplifies losses too, as shown above.
Mitigation is the method: technical, legal and financial due diligence, conservative as well as realistic scenarios, and the group's own capital in the same operation.
In summary
Peninsula 5 shows what a well-selected, well-executed Dubai Capital Gain operation can produce: a 147.6% ROE on capital paid, equal to about 44% ROI on the property's value, in 22 months. The gap between the two figures is the effect of the 30/70 plan, not an artifice. But it's a real, closed case, not a promise: leverage amplifies gains and risks, and every operation stands on its own.
To understand how we assess and structure a Dubai operation, talk to an advisor — or explore active deals.
FAQ
What did a Dubai operation with EasyROI really return? On the closed Peninsula 5 operation (Business Bay), net profit was about €87,600 on capital paid of about €59,330, in 22 months: a 147.6% ROE (80.5% annualised). On the property's total value that equals an ROI of about 44%. It's a real case, not a projection.
What's the difference between ROI and ROE? ROI is calculated on the property's total value; ROE on the capital the investor actually paid. On Peninsula 5: ROI ~44%, ROE 147.6%. The difference comes from the deferred payment plan, which lowers committed capital relative to the property's value.
Why is ROE higher than ROI? Because of the 30/70 payment plan typical of Dubai off-plan: the investor pays only part of the price before exit. Profit, measured against lower committed capital, gives a higher return on equity. That's leverage: it amplifies both gains and risks.
Are these returns guaranteed? No. The figures refer to a completed operation and do not guarantee future results. Every property investment carries risks, including the possible partial or total loss of capital. Each operation must be assessed on its own in due diligence.
How does an investor take part in an operation like this? Through an Associazione in Partecipazione (AIP) with a registered contract and dedicated escrow, or in token format from €100. Distribution provides first the full return of capital, then an 80/20 profit split. The group invests at least 20% of the capital first.
This document is for informational purposes only. It does not constitute a public solicitation of savings, nor financial advice. Return figures refer to a completed operation and do not guarantee future results.