SEPASSILET’S TALK
PRIVATE ADVISORY · DUBAI
A considered approach to Dubai's exceptional property.
Residential, commercial and investment advice shaped by 23 years in Dubai. One conversation, a clearer direction.
T
TERRA / AI PROPERTY ADVISORMeet Terra. Ask naturally in your language.
VOICEAsk Terra about Dubai property…
23YEARS IN DUBAI
2007TERRA FIRMA ESTABLISHED
01PERSONAL POINT OF CONTACT
01 / THE ADVISOR
ARASH SEPASSI · DUBAIPERSONAL PROFILE / 01Arash SepassiFounder & Owner · Terra Firma Real Estate LLC
MEET ARASH SEPASSI
A personal perspective on a city that never stands still.
I’m Arash Sepassi. For 23 years, Dubai has been both my home and the market I work in. I founded Terra Firma Real Estate in 2007. Today I help clients navigate residential and commercial opportunities, assess investment decisions and find the right path for establishing a business here. I believe the right property starts with understanding the person and the purpose behind the purchase.
“The best decision is the one that still makes sense after the excitement of the viewing.”
PROFESSIONAL DETAILS
BASED INDubai, United Arab Emirates
FOCUSPrime residential · Commercial offices · Retail investment · Business setup guidance
COMPANYTerra Firma Real Estate LLC · Est. 2007
RERA BROKER REGISTRATION (BRN)29121
02 / EXPERTISE
Advice shaped around
your next move.
A tailored discussion first. Then a focused search, a clear assessment and the right next step.
010203
Distinctive homes
A thoughtful search for homes and residential investments that fit your lifestyle, priorities and longer-term plans.
EXPLORE THIS SERVICECommercial real estate
Office and retail opportunities considered through location, tenant demand, income potential and exit strategy.
EXPLORE THIS SERVICEBusiness setup guidance
Practical direction for investors and entrepreneurs establishing a presence in Dubai, with the right specialists brought in where needed.
EXPLORE THIS SERVICE03 / OPPORTUNITIES
Considered opportunities.
Individual objectives.
Every brief is different. These are the areas in which we can begin the conversation.
RESIDENTIAL01
The right address, for the right reasons.
Prime homes and select residential opportunities considered for use, quality and long-term appeal.
Discuss residential opportunities COMMERCIAL02Space that works harder.
Offices and retail opportunities assessed for occupier demand, location and investment fundamentals.
Discuss commercial opportunities STRATEGIC03A wider view of the investment.
A private review of your objectives before selecting a property, market segment or entry point.
Discuss investment strategyOpportunities are discussed individually; examples here do not represent currently available listings or guaranteed returns.
04 / MARKET PERSPECTIVE
Look beyond
the asking price.
Market analysis starts with the questions that shape a good decision. I examine property fundamentals and the wider context before recommending a direction.
DISCUSS YOUR INVESTMENT01
Demand before headlines
I look at the depth of end-user and tenant demand, not just the visibility of a new launch.
02
Return after the real costs
An attractive yield needs to account for service charges, fit-out, vacancy, financing and transaction costs.
03
Exit matters at entry
Liquidity, building quality and future supply influence the value of an asset long after the purchase.
05 / ARASH'S MARKET INTELLIGENCE
Evidence first.
Judgment always.
A dated reading of Dubai property: registered transactions, advertised residential prices and rents, and independent commercial research. Each measure has its own source and limits.
01 / TRANSACTION PULSE
Dubai Land Department · Q1 2026 · DUBAI LAND DEPARTMENT
DATA NOTE / Q1 2026 · DUBAI LAND DEPARTMENT
AED 252 billion in transactions, up 31% year on year.
Transaction value grew faster than volume, which rose 6%. That is a useful reminder to examine property type, location and ticket size before drawing conclusions about a particular asset.
REPORTED CHANGE / Q1 2026 · DUBAI LAND DEPARTMENT%
Transaction value+31%
Q1 2026 vs Q1 2025
Luxury investment value+26%
Q1 2026 vs Q1 2025
Transaction volume+6%
Q1 2026 vs Q1 2025
02 / RESIDENTIAL AREAS
Advertised apartment market · SALES Q3 2026 · RENT H1 2026
RESIDENTIAL / SALES Q3 2026 · RENT H1 2026
12 addresses. Three ways to read the market.
Select a measure and an area to compare reported figures. Apartment prices and rents are advertised averages; ROI is Bayut’s projection.
Bayut reports — SALES Q3 2026 · RENT H1 2026. Asking figures reflect advertised apartments; they are not completed sale or lease prices. The reported ROI is a projection, not an individual asset’s net return. The three columns use different samples and should not be used to calculate a yield from one another.
03 / COMMERCIAL SIGNAL
Dubai office leasing · Q3 2026
CBRE / UAE REAL ESTATE MARKET REVIEW
Office demand remains strong. Entry discipline still matters.
CBRE reported Dubai office rents up 12% year on year in Q3 2026, prime rents up 13%, and occupancy at nearly 95%. Rent growth does not translate directly into an investor's net return; fit-out, tenant quality, vacancy, service charges and exit liquidity must be reviewed at building level.
~95%REPORTED DUBAI OFFICE OCCUPANCY
Q3 2026
Q3 2026
RENT GROWTH / YEAR ON YEAR%
Overall office rent growth+12%
Dubai · Q3 2026 year on year
Prime office rent growth+13%
Dubai · Q3 2026 year on year
Notes from the market desk
BY ARASH SEPASSIA strong headline is only the start of the analysis.
Dubai Land Department recorded AED 252 billion in Q1 2026 real estate transactions, up 31% in value while volumes grew 6%. In my view, the gap is a reason to examine asset mix and price points before treating a market headline as an answer for an individual property.
Office demand is strong. The building still decides the investment.
CBRE reported Dubai office rents up 12% year on year in Q3 2026, with prime rents up 13% and occupancy near 95%. Those figures support a serious look at commercial property, while each acquisition still needs a careful review of tenant demand, fit-out cost, service charges and resale depth.
The address alone does not explain the return.
Bayut's Q3 2026 report shows projected apartment yields of 4.40% in Palm Jumeirah, 7.10% in JVC and 7.90% in Dubai Silicon Oasis. These are advertised-market estimates, not a net yield forecast. For a real purchase, I would test asking price against completed deals, then deduct service charges, vacancy and transaction costs.
New supply makes building selection more important.
DLD's 25 September release reports 104 completed projects and 24,537 delivered units in H1 2026. This is a supply measure, not a transaction total. My focus is how nearby handovers may affect a property's leasing competition and resale prospects.
READING THE DATA
DLD reports registered transactions; Bayut reports advertised apartment prices and rents and projected rental ROI; CBRE reports office market estimates. Reporting periods and samples differ. Figures are for market context, not a live listing, valuation, rent guarantee or personal investment recommendation. Last reviewed 9 November 2026.
YOUR BRIEF / A CLEARER START
Explore the possibilities.
Then speak with Arash.
Discuss Dubai areas, investment criteria, commercial property and project payment plans with Terra, Arash’s AI advisor. Terra uses dated market references and verified entries; Arash personally handles the next steps.
06 / PRIVATE CONSULTATION
Begin with
a conversation.
Tell Terra what you have in mind, in your own words and language. Explore buying, selling, renting or investing, then send Arash a brief when you are ready for personal follow-up.
TERRA / ARASH SEPASSI
Your plans. Your questions.
Type, speak or upload a property photo, brochure or floor plan. Your conversation becomes a contact brief only when you choose to send it.
TALK TO TERRA07 / CONTACT
Let’s make your
next move count.
Tell me what you’re considering. I’ll help you find a clear place to start.