About OAC18
We remove what is irrelevant, then explain what remains.
OAC18 Properties is a Dubai real estate advisory in Business Bay. We are not a portal and not a brokerage in the usual sense: we work for a small number of buyers at a time, shortlist against their objectives, and write down why.
The story
Built by two people who were tired of the noise.
OAC18 began with a frustration that most international buyers will recognise. Dubai has more residential choice than almost any city in the world, and almost all of it is marketed the same way: every development is the best address, every location is about to take off, every yield is gross. The result is information without confidence, and buyers who either freeze or buy the wrong thing quickly.
Raju Tuli and Raza Mujtaba came at that from opposite directions. Raju had spent three decades in business rather than in property, as chairman and chief executive across diversified groups in Ireland and in international markets, and arrived with a bias for structure and for credibility ahead of growth. Raza had spent more than twenty-five years in Dubai, the last ten of them in real estate, building and coaching the sales teams that sit between a buyer and a decision — which is where he had watched the noise get made. They founded OAC18 in Business Bay to do the part of the job that portals and sales desks cannot: decide what to leave out, and say why.
The practice has stayed deliberately small. Every property we publish has been visited by the advisor who writes about it, and every one carries the OAC18 Perspective — a short, honest verdict that names at least one drawback. If a property has no drawback we can find, we have not looked hard enough, and it does not go up until we have.
We work mostly with buyers in London, Zurich, Singapore and Mumbai, many of whom complete their first Dubai purchase without visiting. The office is on the eleventh floor of The Opus, and we are glad to see you there; but the work is the same wherever you are.
How we work
Listen, understand, advise, deliver.
Listen
What you want, and what you are actually solving for. The two are rarely the same on the first call.
Understand
The budget against the brief, the timeline against the market, and the constraints you have not mentioned yet.
Advise
The honest read — including the answer you did not want, and the properties we would rule out.
Deliver
A shortlist of three with written reasons, then MOU, DLD, handover and the years after, with one advisor throughout.
What we hold to
Seven things we will not trade.
Honesty before comfort
We name the drawback first, on every property, even when it costs us the sale.
Fewer, explained
Three properties with reasons, not fifty with photographs.
Visited, not scraped
Nothing is published that an advisor has not stood inside.
Net, not gross
Every yield we quote has the service charge, the vacancy and the management fee taken out.
One advisor throughout
The person who takes the brief is the person who hands over the keys.
Written down
If a recommendation cannot survive being put in writing, it was not a recommendation.
Willing to say no
Sometimes the right advice is to wait, or not to buy. We give it.
Why OAC18
Dubai gives you thousands of options. We give you the three that fit.
Meet the team“More options do not make a better decision. Removing the wrong ones does.”
Start with a conversation, not a shortlist.
Twenty minutes with an advisor who will tell you what fits, what doesn't, and what to ignore.