Profit is proven at exit, not in the brochure
Entry price is a fact. Exit is an assumption. Most buyers spend all their diligence on the first and none on the second.
Every property purchase has two prices. The one you pay, which is a matter of record, and the one you eventually receive, which is a matter of hope. Buyers spend weeks negotiating the first and almost no time interrogating the second.
This is the single most consistent error we see, in Dubai and in Gurgaon equally. The brochure shows a projected yield and an appreciation curve. Both are forecasts dressed as facts. Neither tells you the thing that actually determines your return: whether there will be a buyer for this specific unit, at a price you find acceptable, on the day you need to sell.
Why exit is harder than entry
At entry you are one of many buyers competing for a scarce thing, the developer controls supply and sets the terms. At exit the position reverses entirely. You are one of many sellers, often holding a unit nearly identical to hundreds of others in the same building, competing against the developer who may still be releasing inventory in the same community at a discount.
A tower with eight hundred similar units has eight hundred potential competing sellers. That is not a theoretical risk. It is arithmetic.
What we ask before recommending anything
Who is the buyer for this unit in five years, and what are they optimising for? Is this unit type scarce in its area, or abundant? How much competing supply is scheduled to hand over within eighteen months of your likely exit window? What is the actual observed time-to-sale for comparable units, not the time-to-sale the agent quotes?
If a property cannot answer those questions well, it can still be a fine home. It is a poor investment, and those are different purchases with different criteria.
The uncomfortable version
A unit can be legally perfect, in a well-run building, from a reputable developer, and still be a bad investment, because everyone else owns one too. Legal safety and investment quality are separate axes. Dubai solved the first almost completely. It did nothing about the second, and confusing the two is how careful people lose money in a well-regulated market.