InvestDubai is a brand that specializes in finding high yielding real estate investments. It enables fractional real estate investment through a Dubai Financial Services Authority regulated real estate investment platform, SmartCrowd.
InvestDubai is a brand of Greenbull Services FZ LLC. The Greenbull Group aims to become the global leader in personal finance. Our goal is to simplify access for individuals to investment solutions that they would not normally have access to.
2. How to invest ?
Register with InvestDubai by clicking here Fill in your profile and wait for its validation, 24-48h processing time. Upon approval of your account, send your funds to your wallet. You will receive by email a private link with access to the investment project.
3. What documents do I need to register ?
A valid passport is required. It is considered valid if its expiration date is more than 40 days. National identity cards and driver's licenses are not accepted.
As for your proof of address, it must be less than 3 months old.
It must be one of the following documents :
• Electricity bill
• Tax notice for the current year (property, housing, taxes)
• Rental agreement
• Bank statement showing your address
4. Is a passport required ?
A valid passport is required to validate your registration. In order to be an investor and owner abroad, you must provide an INTERNATIONAL proof of identity, i.e. a passport. You will be the owner of shares in the company that owns the property in Dubai that you are investing in.
5. How long does it take for my InvestDubai account validation ?
Once your account has been created and the right documents have been uploaded (i.e. your passport and an electricity bill, a rental agreement, a tax notice of the current year or a bank statement dated less than 3 months); you will receive the validation of your account, by email, within 24 to 48 hours. Remember to check the spam section in your mailbox.
Once you have validated your KYC (account), you will have access to the current deals.
7. How do I access Hold deals ?
Once you have validated your KYC (account), you will have access to the current deals.
8. How do I add funds to my wallet ?
It is imperative to make a transfer in AED and not in EURO. Indeed, if you send euros, you will have a much higher exchange rate than if you send AED directly.
We invite you to follow this tutorial to know the procedure to add funds.
9. What is the maximum amount I can invest in a property ?
InvestDubai limits the maximum ownership to 24.99% for each investment opportunity to ensure that no single shareholder has a controlling interest. This is to protect the interests of all investors, whether large or small. InvestDubai was created to allow investors to diversify their investments.
10. Can I invest as a legal entity ?
To invest from a company, you must first register as an individual on the platform. Then, once your KYC is validated, send the following documents via this link https://form.typeform.com/to/uZTCttzd :
• Corporate ID • Articles of association
• Bank statement showing the company name and address
In order for us to follow up with you, please notify us by email when you have completed this step at email@example.com. The approval process can take between 3 and 6 days.
11. What is the holding period of my investment ?
It depends on the type of investment you have chosen. For the Flip part it varies from one project to another. For the Hold part, these are longer term investments, the resale will only take place after a minimum of 5 years; this will depend on the market conditions.
12. Am I the owner of the property in which I have invested ?
You own a property through an investment vehicle, also known as a Special Purpose Vehicle (SPV) in the Dubai International Financial Center (DIFC). A separate SPV is established for each property on the platform. When you and other investors raise the full investment amount to finance a property, an SPV is created, in which you and the other investors become shareholders. The title to the property issued will bear the name of the SPV entity. The SPV is solely responsible for holding the asset and distributing dividends to its shareholders. As an investor, you are a direct shareholder of the SPV and have direct access to all the benefits associated with your investment. For all investments in Dubai, SPVs are registered with the Dubai International Financial Center (DIFC) (top 10 financial centers in the world).
13. What if I don’t have an AED account? Is it better to send AED or Euros from my European bank?
No problem, you can directly ask your bank to transfer the funds in AED (minimum 1,600 AED or about 500€ for the Flip part and 408 AED or about 136€ depending on the current exchange rate).
You can also optimize the transfer of your funds by opening an account via N26, Wise or b-sharp and benefit from a very preferential exchange rate. Find our tutorials here.
14. What can I do if my bank refuses to make my transfer to Dubai ?
You can open an account with a neo bank that allows you to make transactions in several currencies like N26 or opt for a Wise or b-sharp (see question 13).
15. What if my bank insists that it cannot send AEDs but only Euros ?
See question 14.
16. My bank asks me for proof of payment to transfer my funds, what should I send them ?
Here are 2 documents to help you with your request:
17. My bank is asking me for an economic code / POP code (Purpose of Payment), what code should I send ?
PIN code = Personal Investments or FIL code = Investment Fund Shares in the UAE; if the bank does not accept the first code.
18. How long does it take to register with InvestDubai ?
KYC (your account) validation time is between 24 and 48 hours as opposed to 72 hours in normal circumstances.
19. What is an SPV ?
It is a legal investment vehicle, Special Purpose Vehicle (SPV) in the Dubai International Financial Center (DIFC).
20. Why do we need an SPV for each property ?
With an SPV structure, the ownership of real estate is transparent and regulated. Investors can digitally verify the ownership and shareholding of each of their SPVs via the DIFC’s public register. Insert the “Company Name/Trading Name” (this is the name of the SPV) and you will find your name in the list of shareholders of your property. The same information is registered with the Dubai Land Department, which guarantees full legal recourse over your property. In addition, there is no other way to list dozens of investors on a single property title. InvestDubai therefore uses an SPV structure that allows for a transparent process in which real estate transactions are facilitated. It’s hassle-free investing, 100% digital.
21. Is the SPV subject to taxation?
There is no corporate income tax in Dubai, so the SPV will not pay tax. You will be liable for taxes according to your country of residence once you receive your interest and according to your personal situation.
22. Can I invest in several projects ?
Yes, but please keep in mind that there are minimum and maximum amounts for investments in InvestDubai. The minimum is AED 480 or about €130 at the current exchange rate and the maximum is 24.99% of the property value.
23. Can I reinvest my earnings in my wallet ?
Absolutely, you have the possibility to reinvest your capital and your gains generated on other properties than the one you have already invested in.
24. Is it possible to own a property in Dubai without being a Dubai citizen ?
Yes, you don’t need to be a resident of the UAE or have citizenship to own property in Dubai. You own a property through an investment vehicle, also known as a Special Purpose Vehicle (SPV) in the Dubai International Financial Centre (DIFC). A separate SPV is established for each property on the platform. When you and other investors raise the full investment amount to finance a property, an SPV is created in which you and the other investors become shareholders. The title to the property issued will bear the name of the SPV entity. The SPV is solely responsible for holding the asset and distributing dividends to its shareholders. As an investor, you are a direct shareholder of the SPV and have direct access to all the benefits associated with your investment. For all investments in Dubai, SPVs are registered with the Dubai International Financial Centre (DIFC) (top 10 financial centers in the world).
25. What happens to the excess funds transferred to my wallet if they are not invested ?
You can reinvest them in the same property, invest in other properties available on InvestDubai or you can withdraw them.
26. What regulatory authority does InvestDubai follow ?
InvestDubai follows Islamic investment principles. InvestDubai is supported by SmartCrowd, a fully regulated real estate investment platform that allows investors to co-own properties in order to diversify assets, reduce risks and maximize returns. SmartCrowd is registered with the Dubai International Financial Centre (DIFC) and is regulated by the Dubai Financial Services Authority (DFSA). DFSA is the financial services regulator of the DIFC. In addition, the investment structure is approved by the Dubai Land Department (DLD).
27. Does InvestDubai own any part of my investment ?
No. InvestDubai does not own and only facilitates the process. SmartCrowd also has no interest in the SPV. As part of its regulated services, SmartCrowd establishes the SPV and administers it on behalf of the investors and acts on their instructions, all facilitated by the InvestDubai platform.
28. Do I have to invest additional capital to retain ownership of my Hold investment ?
No. InvestDubai is a 100% equity (interest free) real estate investment platform and investors are not expected to make any additional capital contributions once they have made an investment. Gross rents fund all costs, bills and fees, including property insurance. Any major capital expenditure will need to be evaluated on a case-by-case basis, but no additional capital expenditure is expected. InvestDubai is designed to offer a unique and hassle-free investment.
29. How are dividends paid ?
Your share of dividends will start accruing from the date of purchase of the property or a later date if specified on the property information page. Dividends are paid when rent is collected (i.e. monthly, quarterly, semi-annually or annually), within five days of receipt.
30. How will I be notified of my returns ?
You will receive an email informing you that dividends have been received for your investments and transferred to your InvestDubai digital wallet. You can also log into your dashboard to track your current investments and dividends received at any time. You can choose to withdraw these funds or accumulate them in your wallet to reinvest in other opportunities.
31. How are the properties listed selected?
Each property goes through a rigorous selection criteria that considers over 100 different data points for investment quality. Before listing a property on the platform, financial analysts perform an in-depth analysis using institutional-level market data that is not typically available to private investors. The investment thesis is then outlined in an easy-to-understand report and presented to registered members on the platform. In addition, to provide members with greater peace of mind, due diligence of the property is also performed and an independent appraisal is conducted by a Real Estate Regulation Authority (RERA) certified appraiser. This report is then shared with the members of the platform.
32. What are the risks?
InvestDubai does not eliminate any of the risks that you may incur by acquiring a residential property directly and unconditionally (i.e. without a mortgage). Some additional risks are introduced by virtue of shared ownership and the timing of your exit.
We encourage you to diversify your InvestDubai investments across multiple properties to protect against excessive exposure to a single property that could suffer problems such as tenant default (for the Hold portion) or a property-specific issue that affects valuation. Investments in real estate and unlisted stocks have risks. Your capital may be at risk and you may not receive the expected returns. Unlisted stocks carry the possibility of a total loss of value. However, since the underlying assets are insured (i.e. tangible assets), the likelihood of your investment shares losing all their value is very unlikely.
33. What does InvestDubai do to reduce risk ?
InvestDubai’s interests are aligned with those of its investors. All listed properties undergo a rigorous review and due diligence process. Financial and real estate experts carefully review each property. InvestDubai provides all the necessary documentation for investors to analyze their choices and make the most appropriate investment decision for their goals.
34. How can I minimize my risk ?
InvestDubai encourages investors to diversify their investments by spreading their capital among several properties. For example, instead of investing AED 40,000 or about €10,000 in one property, you can invest AED 10,000 or €2,700 in 4 different properties. This minimizes your risk by diversifying your investments and gives you the opportunity to invest your capital in assets other than real estate.
35. Variable Income
Although InvestDubai provides estimates of gross and net rental income based on third party information, these are not guaranteed. It is possible that lower rents may be obtained. In addition, rental income may cease completely during certain periods. In the event that a tenant defaults on its obligations to the owner of the property, investors will experience a decline in cash receipts and cash available for distribution. From time to time, vacancies in the operation of real estate assets can be expected to occur. In some cases, significant vacancies may mean that there is less cash available for distribution to investors. The value of your InvestDubai investment may go down as well as up and historical performance is not an indicator of future performance. Rental and capital returns are dependent on a variety of factors, including real estate assets and the economy in general. A decline in the value of your investment may be due to a number of reasons, such as a decline in the underlying value of the property or a problem with the property that will have to be financed by future rental income. Real estate investments can have a cyclical performance, and values can rise or fall accordingly. Economic, political and legal issues may affect values as they would other asset classes. Any future downturn in the real estate market could have a significant negative impact on the value and income generated by a real estate investment. Investors should individually assess and establish their comfort level with this risk at the outset. If for any reason the operator ceases to operate, investors may lose their capital, incur fees or suffer delays in liquidating the investment.
36. What are the fees charged by InvestDubai ?
Hold InvestDubai (powered by SmartCrowd) applies a transaction fee of 1.5% at entry and 2.5% at exit.
Flip Costs are variable per project and will be detailed in the investment document of each project.
37. What are the other fees for Hold ?
A standard property purchase fee of approximately 10% is applied to the Dubai Land Department and brokerage agency when you buy a property in Dubai.
38. Regulatory Information
InvestDubai is a brand of Greenbull Group and is backed by Smart Crowd Limited (SmartCrowd), which is fully regulated by the Dubai Financial Services Authority (DFSA).
Additional information about the deposit bank account
The client’s money is held in a separate client account with Emirates NBD and is administered by SmartCrowd. While Emirates NBD is responsible to SmartCrowd for the safekeeping of its clients’ money, Emirates NBD has no direct relationship with Smart Crowd or InvestDubai clients. Therefore, SmartCrowd is fully responsible for the investors’ money. SmartCrowd has conducted due diligence on EmiratesNBD’s custodial systems and controls and has deemed them fit and proper to hold client money on behalf of SmartCrowd.
InvestDubai’s (and therefore SmartCrowd’s) clients are subject to the protection afforded by the DFSA’s client money provisions and therefore :Such money will be held separately from money owned by SmartCrowd and/or InvestDubai; and in the event of an insolvency, liquidation, or other distribution event of the authorized firm stipulated by the DFSA, client money will be subject to the DFSA client money distribution rules. Interest on client money is not payable to you as a client of InvestDubai and/or SmartCrowd.
39. How do I exceed the annual limit of AED 183,625 or $50,000 per year?
Please note that this is an annual limit that is reset to 0 on January 1st of each year.
If you wish to invest more than $50,000, you must send an email to firstname.lastname@example.org asking to become a professional investor.
To do so, you must prove per documents that you have a net worth of more than $1 million (excluding your primary residence).
40. Can I invest as an American citizen ?
American citizen have a total limit of $50k to invest per year.
After that you will need to start reporting to the FED and their requirements are quite extensive.
Obviously with no tax requirements in the UAE, there is no infrastructure for tax reporting.
RISK WARNING: Investments in property and unlisted shares carry a risk. Your capital may be at risk and you may not receive the anticipated returns. This is not investment advice. These estimates are based on past performance and current market conditions which cannot be regarded as an accurate indicator of future results. You should do your own due diligence or consult with an independent third-party advisor. Where Investment declines in value or is not repaid, you will still need to meet your repayment obligations. Please review the full set of risk.
InvestDubai is Powered by SmartCrowd. SmartCrowd is Regulated by the Dubai Financial Services Authority (DFSA)
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