★★★★★

5.0 across every public review on Google

Private capital · Dubai property

Invest, structure and grow

your capital in Dubai property.

With someone who's put [tens of millions] of his own money into the same kind of deals. An investor's judgement, real access, and one person across the whole picture. Not a broker. Not a financial advisor.

Frank Vito built and sold a 60 agent Dubai brokerage.

Book a call with me

Booking form

A few questions so the call is worth your time and mine.

Then you pick a time to talk with me.

Apply

Case studies

What this looks like in practice.

Real client positions, and what happened to the numbers.

C Carlos Ongoing management AED 11M managed

Carlos started with me on one active property flip. The strategy was simple: distressed or below-market assets, good entry price, sometimes a renovation, then ideally exit within 6–12 months. After the first deal he kept increasing the capital he had with me. Today I manage around AED 11M of his capital using the same type of strategy.

Started with one flip
6–12 month exits
AED 11M managed today

D David Repositioning AED 9.2M repositioned

David came to me with around AED 9.2M already invested into off-plan properties. The plan was to flip them within 12 months. When I looked through everything, I didn't think the entry prices or projects gave him the right exit for what he wanted to do. We sold some of the positions at a small loss and moved the capital into better opportunities. Within around 11 months he had recovered the losses and was back in profit.

AED 9.2M in off-plan
Sold some at a small loss
Back in profit in ~11 months

M Matteo Portfolio review AED 24M reviewed

Matteo came through a referral with a Dubai portfolio worth around AED 24M. A few of the properties had appreciated a lot, but the rental returns had dropped to around 4–5%, so I didn't see the point in keeping everything just because it had gone up in value. We sold the weaker-performing assets and released around AED 8.5M. That capital was then recycled into three below-market properties, some for rental and some with a shorter-term resale in mind.

Yields down to 4–5%
AED 8.5M released
Three below-market buys

J James Refinance and acquire AED 28M → 38M

James came to me with a property portfolio worth around AED 28M. The portfolio was performing well, but there was a lot of equity sitting there not really doing anything. We refinanced part of the portfolio and released around AED 7.5M of equity, then used that alongside mortgage financing to acquire around AED 10M of additional ready property. So without putting in any new cash, he increased the portfolio from around AED 28M to AED 38M, with the rental income helping cover the additional financing.

AED 7.5M equity released
AED 10M acquired
No new cash in

N Nikola Repositioning AED 6.6M repositioned

Nikola had around AED 6.6M spread across four off-plan properties, with most of them completing around the same time. For me there was too much capital sitting in one type of strategy and not enough flexibility. We exited some of the positions and released around AED 2.6M. That went into ready rental properties and one distressed deal we could look to exit in a shorter window, targeting around 12–14% net annualised.

Four off-plan, one timeline
AED 2.6M released
Targeting 12–14% net

S Santiago Recycled capital AED 2.2M recycled

Santiago had three rental properties worth around AED 5.9M. Two had appreciated well but the rental return had dropped below 5%, so keeping everything didn't really make sense. We sold one for around AED 2.2M, took the profit out and reinvested the capital into two below-market properties. One was kept for rental and the other was bought with a short-term resale in mind, targeting around 10–15% net.

AED 5.9M in three rentals
One sold at ~AED 2.2M
Targeting 10–15% net

Book a call with me

Frank Vito

Founder · EXIOR Investments · Dubai

Behind the advice

Why I can afford to tell you not to buy.

Started at fourteen. I made the expensive mistakes with my own money.

Built and sold a 60 agent Dubai brokerage. When targets beat outcomes, advice follows the target.

Ten years in Dubai. AED 15M+ of my own capital in this market.

I will tell you to hold when selling would pay me.

What you get from me

What a broker or an advisor can't give you.

Three things that come from having my own money in the same deals.

An investor's judgement

My own money is in the same kinds of deals, so every deal gets judged on entry price, risk, cash flow, leverage and exit. I know what happens if a deal doesn't go to plan before I buy, not after.

Access

Deals that come to me through lawyers, bankers and off market access before they're listed. The developers, contractors and agents I've worked with since building a 60+ agent brokerage, so I know what gets built on time and what doesn't. [The banks I use for leverage.] [The buyers I sell to when it's time to exit.]

One person across the whole picture

Buying, structuring and managing, with me, instead of three people paid on three different things.

How we work

Three ways to work with me

Advisory

For investors buying Dubai property. My client Sayem bought at 4.35 million dirhams and sold at 5.75 million, nine months later.

Structuring

For investors who already own and want a better setup. My client David had 2.5 million dollars of overpriced off plan with no exit, and was back in profit in eleven months.

Portfolio management

For investors who'd rather I run it. My client Carlos now has around 3 million dollars with me, averaging about 16% a year over three years.

The proof

Every one of these is public on Google.

Nothing here was written for this page.

10+

years investing in Dubai

AED 15M+

of my own capital invested

5.0

across every public review

Google Reviews · 5.0 ★★★★★

★★★★★

I had been sitting on a Business Bay apartment for two years not knowing whether to hold or sell. They ran the full numbers, rental yield versus current value versus projected appreciation, laid it out clearly and actually advised me not to sell right now. I was not expecting a brokerage to say that. It completely earned my trust and I will be going back to them when the time is right.

Santhosh Jeevan Mendonca

★★★★★

We've been dealing with Frank for a long time now. He's very honest with his advice and has your best interest at heart. This is very rare from our previous experience in Dubai market where most agents or brokers are just chasing commission. There is noone else we will go to for investments in Dubai.

Marion Rakitina

★★★★★

Frank is your guy! He puts no pressure or sales talk, an expert in the field.

Grant Davidson

★★★★★

Frank is a highly trustworthy and responsive professional that has helped us tremendously. We are located in Canada, and needed someone reliable on the ground in Dubai. There isn't a single task he wasn't able to assist with. For example, he's helped us with legal property transfers, finding and vetting tenants, lease preparation, overseeing unit upgrades, collecting rent and even converting currency from AED to CAD at preferred rates. Investing in a foreign country is difficult, and he made it possible.

Yuriy · Canada

★★★★★

Had a very good experience. Brought my portfolio in for a review before making any new moves. The team was prepared and gave me factual feedback. It did not feel like a sales meeting but a guide to making the right choice.

Johnson Kevin Vitente Monteiro

★★★★★

We live abroad and own a property in Dubai, so having someone we trust there is vital since we can't be there all the time. Frank has been amazing to work with and has taken care of absolutely everything for us. From helping with finding tenants, lease prep, and rent collection, to coordinating maintenance and upgrades to the unit, he's always been incredibly helpful and reliable. It's clear he genuinely cares about his clients and their properties.

Britt M

★★★★★

I've worked with Frank for several years, originally met him when at Starling Properties and now with Exior Realty. Very easy to trust and straightforward to deal with.

Florence Boulot

The group

Two companies. One person accountable.

The advice comes first. Execution only follows if you decide it should.

Private capital advisory

EXIOR Investments

Elite capital, engineered returns. Entry over appreciation.

Off-market acquisitions

Portfolio strategy and exit planning

Structured finance and alternatives

Execution and brokerage

EXIOR Realty

Where a decision becomes a transaction.

Sales and rentals

Renovations and holiday homes

Company setup and UAE banking

Crypto-friendly transactions

Before you apply

Who this is for — and who it isn't

Be honest about which column you're in

This is for you if

✓

Investors putting [$500k] or more into Dubai property.

✓

People who want every number on paper before they commit.

✓

Investors who want the exit decided before the purchase, not after.

This isn't for you if

If you just want a unit to buy, that's a broker's job, not what I do.

If you need to move this week. A written plan takes me two weeks.

If you won't share your full numbers. I can't build a plan from half the information.

If you want a guaranteed return.

Working together

What you get if we work together

A written plan in two weeks

Where your capital goes, every cost, the cash flow, and the exit.

A shortlist in 30 days

If you're buying, with the rent and how long you could hold known before you buy.

Everything in writing

Everything I commit to, you get in writing.

Questions

The questions investors ask most

Can I do this from abroad?

Most of my clients are overseas. The call is on video, and not being here is exactly why you want someone who is.

What happens on the first call?

We go through what you own or are about to buy, your numbers, and what you want the capital to do. If we go ahead, you get a written plan within two weeks.

How fast can you move?

A written plan takes two weeks. If you're buying, a shortlist within 30 days, with the rent and how long you could hold known before you buy. If you need to move this week, I am not the right person for it.

Can you help with financing and structuring?

Yes, and it is usually where the biggest difference is made. How you structure bank finance decides whether leverage grows the portfolio or eats the yield. Moving capital into the UAE cleanly and holding it in the right structure is part of the same conversation.

I'm a UK or European taxpayer. Can you advise on tax?

I will flag what to raise with your own adviser, including inheritance and succession, and the questions most people do not know to ask. But I am an investor, not your tax adviser, and I will not pretend otherwise.

Before the money moves.

If it goes well, you leave with a plan. If it doesn't, you leave without a purchase you would have regretted for years.

Book a call with me

A few questions, then you pick a time to talk with me.

EXIOR Investments · Dubai, UAE

Past performance is not indicative of future results. Client outcomes shown are specific to those investors and the market conditions at the time. This page is for information only and is not personal investment advice or a promise of earnings. [EXIOR licensing and regulatory status]

Book a call