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Look at GBP/AED over the last six weeks.
The pound climbed 2.5% against the dirham across 23 days. Steady, measured, the kind of move that lets a buyer feel patient.
Then it gave the entire move back in five days.
For a buyer purchasing a 5 million dirham property in Dubai, that drop added around £24,576 to the sterling cost. Not over a year. Not over a quarter. In one working week.
A 3 million dirham apartment buyer just absorbed £14,750. A 10 million dirham villa buyer is down £49,150.
This is the part of the property purchase nobody shows you.
The price on the contract is in dirhams. The price you actually pay is whatever the rate is on the day your bank wires the money. Most buyers learn this on completion day, when there is nothing left to do about it.
The asymmetry on this chart is the whole lesson. Markets reward patience for weeks. They punish exposure in days. The buyer who waited through the climb thinking they had time just found out they didn't.
A forward contract executed at 5.01 would have removed the entire swing. The strategy existed. The buyer just did not know to use it.
If you are under contract on a Dubai property and you have not built an FX strategy yet, this week is the lesson. Next week is too late.
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A lot of people ask why I still take every client call personally after eleven years. The answer is that I think about currency the way the buyer thinks about the property. It is a big decision with a lot of money on the line, and the difference between getting it right and getting it wrong is rarely the headline price. It is the part nobody explains until it is too late to change.
I am Chris, founder of SportsFX and CB3 Global Payments. Currency planning and protection for overseas contracts and property investments.
If you have a purchase coming up and want to understand your exposure before completion day, that is exactly the kind of conversation worth having early.
