‣ Most ‘off-market’ land deals are just PDFs with price tags.

Between Feb and May 2025 you received 43 “exclusive” land PDFs from brokers. 37 of them (86%) contained only the plot size, asking price, and a Google-pin screenshot. Zero included GFA, allowed use, or FAR calculations.

In four separate cases (Al Jaddaf, JVC, Liwan, and Dubai South) brokers quoted price-per-plot-foot that looked “cheap” until zoning revealed setbacks or aviation height limits that cut net sellable by 18-24 %.

‣ “No zoning logic. No exit math.”

The JVC18TCP013 plot (land area 130,690 ft²) was pitched at AED 240 M. Your #ak.eng valuation showed that after mandatory corridor deductions the net sellable was 602,930 ft², not the 784,492 ft² in the PDF — wiping out AED 46 M of theoretical margin.

Your Dubai South template flagged the broker’s IRR claim (25 %) as impossible once realistic construction timelines (+12 months) and financing costs (SOFR + 350 bps) were layered in; the revised IRR was 14.6 %.

‣ “I underwrite land, not market listings.”

#ak.eng feasibility model now auto-builds six tables (assumptions, cost breakdown, financial summary, unit mix, sensitivity, cash-flow velocity) for every plot before you ever mention it to an investor. That’s 2,900+ cells of scenario logic versus a two-page teaser.

You’ve completed full underwrites on 8 plots since March; three were pulled from market after your analysis exposed negative equity on exit.

‣ “I structure deals that respect capital, timelines, and risk.”

Every JV deck you issued in April-May includes a fixed success-fee line (2 % of revenue), developer equity formula (Soft Costs + 30 % of Hard Costs), and an LLC + legal fee allowance — the only land decks in circulation showing full capital stack clarity up front.