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SUMMARY
Yes. On many Dubai off-plan deals today, asking for valuable extras can get you further than pushing only for a bigger headline discount.
The key is not to treat every concession as equal. A lower purchase price is still the cleanest benefit, but a developer may refuse another 1% on price while being willing to absorb 4% DLD, waive service charges, or move a large payment much further into the future.
At the same percentage, a price discount usually beats a DLD contribution slightly because the lower price also reduces the registration fee. On a AED 2 million unit, 4% off saves about AED 83,200 in total, compared with AED 80,000 from full DLD coverage.
The more interesting deals are the stacked ones. Full DLD coverage plus two or three years of service charges can easily be worth more than a modest headline discount, even before we value a better payment schedule.
Payment timing can be worth real money. Delaying AED 600,000 or AED 800,000 for two years may create tens of thousands of dirhams of present-value benefit, especially for a buyer who would otherwise borrow or give up returns elsewhere.
Developers like extras because they can improve one buyer’s economics without visibly cutting the price of every similar unit. That helps preserve the project’s published pricing while still giving the sales team room to close deals.
Some extras deserve a heavy haircut. DLD contributions and genuine service-charge waivers are easy to value; furniture packages, memberships, visa-processing help and vague lifestyle perks are often worth much less than the brochure claims.
Mortgage buyers have an extra reason to care about the SPA price. A bank valuation can expose the gap between the developer’s price and the collateral value, and furniture or memberships do not help fund that gap.
The negotiation should also change by property type. Off-plan developer sales give us several levers beyond price, while normal resale negotiations are much more about the purchase price itself.
The practical rule is simple: get the lowest price for the exact unit first, then price DLD coverage, service-charge relief and payment timing in actual dirhams. The best offer is the one that leaves less money coming out of our pocket, not the one with the most impressive list of “free” extras.
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Should I ask for extras instead of a Dubai discount?
Yes, on many Dubai off-plan deals today, asking for valuable extras can get you further than demanding a bigger headline discount.
Dubai developers still want to defend their published prices, but buyers have more room to negotiate than they did during the hottest part of the cycle. The latest ValuStrat residential index showed citywide values slipping another 0.2% in August, leaving them 3.1% below a year earlier. Apartments were down 5.3% year on year. Off-plan remained huge, accounting for 73% of residential sales, but registrations themselves fell 15.4% from the previous month.
Developers still sell a lot of homes, so this is hardly a distressed market. But they are competing for buyers in a market where prices have softened and enormous volumes of new stock are fighting for attention.
Emirates NBD Research had already picked up the behavioural change earlier in the year. It found a growing number of developers using DLD-fee waivers and more flexible payment plans as transactions slowed. Gulf News separately reported major developers trying to make deals easier to close while avoiding broad cuts to official prices.
So the useful question today is no longer simply how much discount we can negotiate. We need to know which combination gives us the lowest real cost.
What extras are Dubai developers actually giving property buyers now?
Dubai developers are currently giving away some surprisingly valuable extras, especially DLD contributions, easier payment schedules, service-charge holidays and targeted cash discounts.
The most useful promotions are financial. A full 4% DLD contribution on a AED 2 million property is worth AED 80,000. Two years of service charges can easily represent tens of thousands more. Moving a large handover payment several years into the future can also carry substantial value.
Recent developer offers have combined several of these concessions. The market has seen launches offering full or partial DLD coverage alongside cash discounts and 40/60 or similar payment structures. Other schemes have included post-handover payments, service-charge relief, furnishing, landscaping or visa-processing assistance.
There is an important distinction between these benefits. AED 80,000 of DLD coverage is easy to value. A salesperson describing a furniture package as being worth AED 80,000 tells us much less.
That is why we should convert every offer back into dirhams before deciding whether it beats a discount.
| Developer extra | What the buyer actually gets | Easy to value? | How seriously we take it |
|---|---|---|---|
| DLD contribution | Lower acquisition cash cost | Yes | Very seriously |
| Cash rebate | Direct saving | Yes | Very seriously |
| Service-charge holiday | Lower ownership costs | Usually | Seriously |
| Better payment plan | More time to pay | Yes, after calculation | Seriously |
| Furniture | Fit-out savings | Partly | Discount the advertised value |
| Visa processing | Admin costs and convenience | Usually | Modest value |
| Lifestyle perks | Memberships or services | Rarely | Low value unless we would buy them anyway |
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Why would a Dubai developer give me extras instead of cutting the property price?
Dubai developers often prefer extras because they can make one deal cheaper without visibly resetting the price of every similar apartment in the project.
Imagine a developer is marketing dozens of similar units around AED 2 million. Selling one openly at AED 1.85 million gives every future buyer a useful comparison. Existing buyers may also ask why they paid more.
Covering AED 80,000 of DLD fees hurts the developer economically too, but the advertised property price can remain AED 2 million.
Developers have been quite open about this logic. In reporting by Gulf News, brokers described developers adding DLD waivers and easier payment plans to get transactions completed while major players remained reluctant to reduce headline prices because of the effect that could have on earlier projects and community values.
The latest ValuStrat numbers show a gentle correction rather than a collapse: values fell only 0.2% in the latest month, but they were already 3.1% lower than a year earlier. Developers therefore have a reason to negotiate without having a reason to slash every price list.
A salesperson who refuses another AED 50,000 off the apartment may still have room to remove AED 80,000 of acquisition costs.
Is a 4% Dubai property discount better than a 4% DLD waiver?
Yes. If a Dubai developer genuinely offers us either 4% off the property or a full 4% DLD contribution, we should take the price discount.
Dubai Land Department charges 4% of the value of a standard property sale contract. Legally, the fee is split equally between buyer and seller unless they agree otherwise, although primary-market deals commonly place the economic burden on the buyer.
Take a AED 2 million apartment.
A full 4% DLD contribution saves AED 80,000, leaving us with the AED 2 million purchase price.
A 4% price discount reduces the apartment itself to AED 1.92 million. The 4% registration charge then falls to AED 76,800. Compared with paying AED 2 million plus the original AED 80,000 fee, our total saving becomes AED 83,200.
So the discount wins by AED 3,200.
The gap is small, but the principle is useful: lowering the underlying property price usually has a little more economic value than receiving the same percentage as a separate fee concession.
| AED 2m apartment | Property price | DLD cost to buyer | Total cost | Saving |
|---|---|---|---|---|
| No concession | AED 2,000,000 | AED 80,000 | AED 2,080,000 | — |
| Full 4% DLD contribution | AED 2,000,000 | AED 0 | AED 2,000,000 | AED 80,000 |
| 4% price discount | AED 1,920,000 | AED 76,800 | AED 1,996,800 | AED 83,200 |
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When can Dubai property extras beat a cash discount?
Dubai property extras beat the discount quite easily when the developer offers a much larger concession through fees or payment terms than it will give us on price.
Consider a AED 2 million property where the developer gives us a choice between 2% off and full DLD coverage.
The 2% discount saves AED 40,000 on the unit. Because the DLD charge also falls slightly, the total saving is roughly AED 41,600.
The full DLD contribution saves AED 80,000.
We are nearly AED 40,000 better off taking the DLD offer.
The comparison becomes even more favourable when developers stack concessions. Suppose the same AED 2 million property comes with full DLD coverage and two years of service charges worth AED 18,000 a year. The package now saves about AED 116,000 before we give any value to the payment plan.
A developer would have to give us roughly 5.6% off the original purchase price to produce a similar all-in saving after registration costs.
Chasing the biggest discount percentage can therefore send us in the wrong direction. The number that counts is how much the complete deal reduces our economic cost.
How much is a Dubai DLD waiver really worth?
A full Dubai DLD contribution is one of the easiest developer extras to value because the official fee is 4% of the sale-contract value.
At AED 1 million, that is AED 40,000.
At AED 2 million, it is AED 80,000.
At AED 3 million, it reaches AED 120,000.
At AED 5 million, we are talking about AED 200,000.
Those are large enough amounts that we should never treat a DLD offer as a small promotional perk.
There is one wording trap worth watching. A developer saying it offers a “2% DLD waiver” is giving us only half the value of a full 4% contribution. We also want the SPA or booking documents to say clearly who pays the fee and how much is covered.
The underlying Dubai Land Department charge still exists. The developer is effectively agreeing to absorb some or all of the cost for us.
| Property price | Full 4% DLD contribution |
|---|---|
| AED 1,000,000 | AED 40,000 |
| AED 1,500,000 | AED 60,000 |
| AED 2,000,000 | AED 80,000 |
| AED 3,000,000 | AED 120,000 |
| AED 5,000,000 | AED 200,000 |
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Are free service charges in Dubai worth negotiating for?
Yes, free Dubai service charges can be worth tens of thousands of dirhams, so we would ask for them once the price and DLD contribution have been negotiated.
Service charges pay for the operation and maintenance of jointly owned property: security, cleaning, common utilities, insurance, management, reserve-fund contributions and other shared costs. RERA approves the charges, and Dubai Land Department lets owners check project-specific figures through its Service Charge Index.
The calculation is simple once we know the approved rate.
If a 1,000-square-foot apartment costs AED 16 per square foot per year to run, one free year saves around AED 16,000. Two years save AED 32,000. Three years bring the nominal saving to AED 48,000.
For an apartment costing AED 1.5 million, that three-year package is equivalent to a little more than 3% of the property price.
We still need to read the wording carefully. We want to know whether the free period starts at handover, what happens if handover is delayed, whether every RERA-approved component is covered and whether the developer has capped the amount.
A genuine three-year waiver is valuable. “Up to three years of selected service fees” may be something else entirely.
Can a Dubai payment plan be worth more than a property discount?
Yes, a good Dubai payment plan can be worth more than a modest discount when it lets us keep a large amount of money for much longer.
Suppose two AED 2 million apartments are otherwise identical.
One requires us to pay AED 1.6 million relatively early. The other lets us delay AED 800,000 for another two years without increasing the property price.
Using only a 4% annual opportunity cost, postponing AED 800,000 for two years is worth roughly AED 60,000 in today's money. With a 5% cost of capital, the benefit moves closer to AED 75,000.
That already beats a AED 40,000 headline discount.
Developers understand this. Dubai has recently seen payment plans as low as 0.25% a month in parts of the market, while other projects have used 70/30, 80/20 or post-handover structures. The terms vary hugely by developer and project, so “flexible payment plan” tells us almost nothing on its own.
We should compare the exact dates and amounts of every instalment.
A payment plan becomes especially useful for an investor who can keep the unpaid capital earning a return elsewhere. For a buyer who would otherwise need expensive borrowing, the benefit can be even larger.
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Can a Dubai developer hide a higher property price inside the payment plan?
Yes, and this is one of the easiest ways to overpay for Dubai off-plan property while feeling that we negotiated a great deal.
A payment plan advertised as interest-free may still carry an implicit financing cost if the same property is cheaper for a buyer who pays faster.
Suppose the long-plan price is AED 2.1 million and the developer will sell the identical unit for AED 1.9 million with accelerated payment. We are effectively paying AED 200,000 for the financing structure before calculating any time-value benefit.
The right question for the sales agent is very simple: “What is the lowest price for this exact unit if I pay faster?”
Then we compare both schedules line by line.
This deserves extra attention because Dubai's off-plan market remains enormous. ValuStrat's latest data still puts off-plan at 73% of residential sales. When so much of the market is developer-controlled stock, prices and financing terms become part of the same negotiation.
Some recent research has also found substantial premiums for off-plan units compared with similar completed homes. Those comparisons vary heavily by community, building quality and launch timing, so we would never apply one citywide premium blindly. They do give us another reason to check nearby ready-property prices before becoming too impressed by a generous payment schedule.
Which Dubai developer extras are usually overrated?
Furniture packages and vague lifestyle benefits are the Dubai property extras we would discount most aggressively, while DLD coverage and real service-charge savings deserve far more weight.
A developer might call a furniture package “worth AED 100,000.” We care about what comparable furniture would actually cost us.
If we could furnish the apartment to the same standard for AED 45,000, then the package is worth roughly AED 45,000 to us, perhaps slightly more if it allows an investment property to start renting immediately.
The same logic applies to Golden Visa promotions. Property investors can currently qualify for the UAE's long-term residency route when they meet the official real-estate investment threshold and other conditions. A developer offering to handle the paperwork may save time and fees, but it has not necessarily created the underlying eligibility.
First-time-buyer promotions need similar care, although there can be real money here. Dubai Land Department's First-Time Home Buyer Programme currently gives eligible UAE residents buying below AED 5 million access to preferential developer prices, flexible off-plan payment terms and special bank offers. Some participating developers have offered actual discounts and waived administrative fees.
We would therefore request the first-time-buyer price before starting the normal negotiation if we qualify. For Golden Visa processing or furniture, we would first work out what we would independently pay for the same benefit.
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Do developer extras make Dubai property prices look stronger than the deals really are?
Yes, developer incentives can make the effective price paid by a Dubai buyer lower than the headline property price suggests.
Take two buyers purchasing nominally identical AED 2 million apartments.
The first buyer receives no concessions.
The second receives full DLD coverage worth AED 80,000 and two years of service charges worth another AED 30,000.
Both transactions may still show a AED 2 million contractual property price, yet the second buyer has received AED 110,000 of additional economic value.
That does not make the registered sale price wrong. It means we cannot understand today's developer market by looking only at advertised price per square foot.
This helps explain why incentives have become so useful to developers. Emirates NBD saw DLD waivers and flexible plans spreading as sales activity softened. Developers quoted by Gulf News were simultaneously reluctant to make broad headline-price reductions.
The latest ValuStrat index now shows values 3.1% lower year on year while monthly declines have narrowed to just 0.2%. That is exactly the kind of environment where hidden concessions can grow before published prices move dramatically.
For buyers comparing launches, we therefore want the effective price after every concession, not merely the SPA price.
| AED 2m example | Headline price | DLD benefit | Other benefit | Effective economic cost before financing |
|---|---|---|---|---|
| Buyer A | AED 2,000,000 | AED 0 | AED 0 | AED 2,080,000 incl. DLD |
| Buyer B | AED 2,000,000 | AED 80,000 | AED 30,000 service charges | About AED 1,970,000 |
| Difference | Same headline price | — | — | About AED 110,000 |
Should Dubai mortgage buyers push harder for a price discount?
Yes, Dubai mortgage buyers usually have more reason to fight for a lower purchase price because a bank will care about the property's valuation, not the developer's marketing package.
A mortgage lender looks at the property serving as collateral and applies its lending rules to the relevant valuation and purchase figures. Furniture, memberships and future perks do little to improve that collateral value.
Imagine a developer asks AED 2.2 million for a unit and bundles several incentives into the offer, while a bank's independent valuation comes in at AED 2 million.
The buyer may have to fund more of that gap personally. A free sofa and two years of gym membership do nothing to close it.
A genuine reduction in the purchase price can.
DLD coverage can still be extremely useful for mortgage buyers because it reduces the cash needed around completion. Better payment terms can also help. But when the developer's price is running well ahead of the lender's valuation, we would become much more aggressive on price.
Mortgage buyers should therefore ask the bank about its valuation before choosing between a large collection of extras and a lower SPA price.
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Should I negotiate extras differently on Dubai off-plan and ready property?
Yes. Extras deserve far more attention on Dubai off-plan property, while a ready-property negotiation should usually focus much more heavily on the purchase price.
Developers have many levers. They can adjust DLD contributions, booking deposits, construction payments, handover balances, service charges, furnishing and sometimes post-handover terms.
A private owner selling a completed apartment usually has far fewer useful things to give us. Price becomes the main negotiating tool.
The market data reinforces the distinction. Off-plan still represented 73% of residential transactions in ValuStrat's latest release. Ready-home sales, meanwhile, fell 14.3% from the previous month after having recovered strongly earlier in the summer.
We should still judge the exact property rather than the city average. A highly desirable ready villa with several interested buyers gives us very little leverage. A completed apartment that has been sitting on the market for months may give us plenty.
As a default, we would spend more time negotiating extras with a developer and more time negotiating price with a private seller.
| Property type | First thing we negotiate | Next strongest lever | Usually weaker lever |
|---|---|---|---|
| Off-plan developer sale | Lowest real unit price | DLD + payment plan | Lifestyle perks |
| Near-handover developer stock | Price | DLD + service charges | Furniture |
| Ready unit from developer | Price | DLD/service charges | Payment timing |
| Normal resale | Price | Furniture if useful | Small cosmetic extras |
Can I realistically ask a Dubai developer for a discount and extras?
Yes. On selected Dubai projects today, we would ask for both rather than choosing between them before negotiations have even started.
Current market conditions justify trying. Dubai residential values are now lower than a year ago, apartment values have weakened more than villas, and developers are still competing across an off-plan market that produces most residential transactions.
At the same time, the latest monthly decline was tiny. Strong developers and popular launches still have no reason to give every buyer a huge concession.
The leverage is project-specific.
A developer with a few remaining units before handover may care a lot about closing. A recently launched project with strong bookings may give us almost nothing. An apartment-heavy location with abundant competing launches should normally offer more room than a genuinely scarce villa community.
We would ask in stages rather than volunteer our preferred compromise immediately.
First, get the lowest price available for the exact unit. Then ask whether DLD can be covered. Then ask for service charges. Finally, improve the payment schedule.
If the salesperson says concessions cannot be combined, we can compare the separate offers instead of guessing.
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Which Dubai property extras should I negotiate first?
For a Dubai developer purchase today, we would chase price, DLD costs, service charges and payment timing before spending much effort on furniture or promotional perks.
The order comes from how reliably each benefit turns into money.
A lower purchase price is permanent. Full DLD coverage has a clear official value. Service-charge relief removes an unavoidable ownership expense. Better payment terms have a measurable financial value once we know the instalment dates.
Furniture can still be useful, especially for a rental property, but its advertised value is much easier to inflate. Visa assistance and memberships sit further down the list unless we specifically need them.
We would also compare incentives with the best available alternative property. Getting AED 100,000 of extras on an apartment that is AED 200,000 overpriced is still a bad negotiation.
The developer's incentive sheet should therefore be the second comparison. Comparable properties come first.
What should be written into the Dubai property contract before I count an extra?
Every Dubai property incentive worth real money should be written clearly into the booking documents, SPA or another binding agreement before we include it in our calculation.
For DLD coverage, we want an exact percentage or amount and clear wording about who pays.
For free service charges, we want the number of years, the start point and the costs included.
For a payment plan, every percentage, amount, deadline and construction milestone should be visible.
For furniture, we want the inventory and specifications.
This gets more important when a concession could disappear because of a delayed handover, late payment or assignment of the property.
Dubai's off-plan system gives buyers meaningful regulatory protections, including project registration and escrow requirements, but those protections do not magically convert an informal sales promise into a contractual entitlement.
If a salesperson tells us a benefit is guaranteed, putting the same sentence into the paperwork should not be controversial.
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How do I compare a Dubai discount with several extras at once?
The cleanest way to compare a Dubai property discount with extras is to calculate what every offer costs us in today's money.
Suppose an apartment has a AED 2 million list price and we receive three offers.
Offer A gives us 4% off.
Offer B keeps the AED 2 million price but pays the full DLD charge.
Offer C keeps the price, covers DLD, gives AED 30,000 of service-charge relief and delays AED 600,000 for two years.
Offer A saves roughly AED 83,200 once the lower registration fee is included.
Offer B saves AED 80,000.
Offer C immediately saves AED 110,000 before we even value the delayed payment. At a 4% annual opportunity cost, postponing AED 600,000 for two years adds roughly another AED 45,000 of present-value benefit.
Offer C therefore comes out around AED 155,000 ahead on our simplified calculation.
The exact answer changes with the payment dates and our cost of money, but the ranking is already clear enough to make a decision.
| AED 2m property | Price concession | DLD/service benefit | Approx. financing benefit | Approx. total value |
|---|---|---|---|---|
| Offer A: 4% discount | AED 80,000 | ~AED 3,200 extra DLD saving | AED 0 | ~AED 83,200 |
| Offer B: full DLD | AED 0 | AED 80,000 | AED 0 | AED 80,000 |
| Offer C: DLD + service charges + delayed AED 600k | AED 0 | AED 110,000 | ~AED 45,000 | ~AED 155,000 |
Should I ask for extras instead of a Dubai discount?
Mostly yes for Dubai off-plan property right now, because developers often have more room to improve DLD costs, service charges and payment terms than to cut the official unit price.
We would still ask for the price reduction first. A genuine discount is clean, permanent and easy to understand. At an equal percentage, it generally beats the equivalent DLD concession.
The problem is that developers rarely offer us equal choices.
A developer might refuse to move more than 1% on price while being willing to cover 4% DLD, waive two years of service charges and shift a large payment beyond handover. Once we calculate that package properly, the extras can beat the discount by a wide margin.
Current market conditions make the tactic more useful than it was at the peak of Dubai's run. The newest ValuStrat reading has residential prices 3.1% below a year earlier and apartment values down 5.3%, while off-plan still controls 73% of sales. Developers therefore need to keep selling large volumes without necessarily wanting to advertise lower prices across entire projects.
Use that tension.
Ask for the lowest price on the exact unit. Find out what the price becomes if we pay faster. Then push for DLD coverage, service-charge relief and a better payment schedule. Compare every version in actual dirhams and give little credit to perks we would never have bought ourselves.
For ready resale property, we would reverse the emphasis and push much harder on price.
For a developer sale, though, the best deal these days may still show the same headline price as the brochure. What matters is how much money eventually leaves our pocket.
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OUR METHODOLOGY
This analysis tests whether a Dubai buyer is better off asking for developer extras instead of focusing only on a headline discount. We compare current market conditions, the types of incentives developers are actually using, the official costs attached to a purchase, the timing of payments, mortgage valuation risk, and the difference between off-plan and ready property.
We separated hard transaction inputs from market signals. Dubai Land Department fees, service-charge rules, registration procedures and escrow requirements are treated as structural facts. Monthly price movements, transaction volumes and the spread of developer incentives are treated as current market evidence rather than permanent rules.
For the market backdrop, we relied mainly on ValuStrat's August 2026 and July 2026 Dubai residential data. Those releases are the basis for the article's references to citywide price movement, apartment performance, off-plan share and recent changes in transaction activity.
Developer behaviour was checked against Emirates NBD Research's May 2026 Dubai Residential Review and Gulf News reporting on developers using DLD-fee waivers, flexible payment plans and other incentives while trying to avoid broad headline-price cuts.
For transaction costs, we used Dubai Land Department material on property-sale registration, the official fee schedule and initial off-plan sale registration. The service-charge examples are framed against DLD's Service Charge Index and its guidance on approved charges for jointly owned property.
The numerical comparisons are deliberately simple. We use equal-property examples to isolate the value of one variable at a time: a price discount, DLD contribution, service-charge waiver or delayed payment. Present-value examples are based on the stated opportunity-cost assumptions rather than a claim that every buyer has the same cost of capital.
Mortgage-related sections rely on Central Bank of the UAE rules covering property appraisal, collateral and loan-to-value limits. The Golden Visa and first-time-buyer sections are tied to the UAE Government's Golden Visa guidance and Dubai Land Department's First-Time Home Buyer Programme.
We also checked Dubai Land Department's project-registration, escrow-account and rules-and-regulations material before treating off-plan protections as part of the analysis. The article does not treat those protections as a substitute for getting a negotiated incentive written into the booking documents or SPA.
Key sources used include: ValuStrat's August 2026 Dubai VPI release, ValuStrat's July 2026 Dubai VPI release, Emirates NBD Research's Dubai Residential Review, Gulf News on developer incentives, Dubai Land Department real-estate data, Dubai Land Department property-sale registration, Dubai Land Department's Service Charge Index, Dubai Land Department's First-Time Home Buyer Programme, the UAE Government's Golden Visa guidance, Dubai Land Department project registration, Dubai Land Department escrow guidance, and Central Bank of the UAE mortgage regulations.
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Ines Benaddi 🇲🇦🇫🇷
Real Estate Agent, Dubai Real Estate
