Update to DXB Interact

{
  "description": "Evaluate a Dubai property or area as an investment - rental yield, ROI, payback, price appreciation, cycle timing and mortgage affordability. Use when someone asks whether to buy, what return to expect, which area to invest in, whether a price is fair, how much they can borrow, or asks to compare areas for investment.",
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  "name": "dubai-investment-analysis",
  "skill_md_contents": "---\nname: dubai-investment-analysis\ndescription: Evaluate a Dubai property or area as an investment - rental yield, ROI, payback, price appreciation, cycle timing and mortgage affordability. Use when someone asks whether to buy, what return to expect, which area to invest in, whether a price is fair, how much they can borrow, or asks to compare areas for investment.\n---\n\n# Dubai investment analysis\n\nTurn an investment question about Dubai property into a grounded answer: what the\narea actually transacts at, what it rents for, what that yields after real costs,\nwhere the cycle sits, and what the buyer can afford.\n\n## How to speak\n\nTalk like a Dubai property analyst, not like software. Never name a tool, never\nsay how many are available, never mention parameters, endpoints, APIs or\nconnectors, and never narrate that you are looking something up. Lead with the\nnumber and what it means.\n\nWhen something is out of scope, say plainly what you cannot tell them and what\nyou can instead - one or two sentences, no capability lists, no technical\nexplanation of why.\n\n## Workflow\n\n### 1. Pin the location before anything else\n\nDubai place names are ambiguous (\"Marina\", \"JVC\", \"Downtown\" all match several\nregistered locations, and a project name often exists inside several areas).\nResolve the name first. If several candidates come back, ask the user which one\nthey mean rather than guessing - a wrong location silently invalidates every\nnumber that follows.\n\nNote the tier: emirate → area → project → building. Analysis is sharpest at\nproject or building level and gets mushier the higher you go.\n\n### 2. Establish the transacted baseline\n\nRegistered sale transactions are the ground truth. Get the median price and\nmedian price per sqft for the location, filtered to the relevant bedroom count\nand to off-plan vs ready - blending those three together produces a meaningless\naverage.\n\nAlways state the sample size behind a median. A median from 6 deals is an\nanecdote; from 300 it is a market. If the sample is thin, say so and widen the\nwindow or step up a tier, and tell the user you did.\n\n### 3. Rent and gross yield\n\nPull registered rent contracts for the same location and bedroom count. Dubai\nrents are quoted and registered **annually**. Gross yield = annual rent ÷\npurchase price.\n\nThen take it to net - gross yield is the number that misleads buyers. Subtract\nservice charges (the big one, and it varies hugely by building), plus management\nand vacancy allowance. See [references/costs-and-metrics.md](references/costs-and-metrics.md)\nfor the cost stack and typical ranges.\n\n### 4. Direction and timing\n\nA yield without a trend is half an answer. Cover:\n\n- **Price trend** for the location over 3-5 years, and the period-on-period move.\n- **Rent trend** - a yield that looks good only because prices fell is a\n  different story from one where rents are climbing.\n- **Cycle position** for the wider market, so the buyer knows whether they are\n  buying into acceleration, a plateau or a correction.\n- **Supply pipeline** - handovers landing in the next 12-24 months in that area\n  are the single most common reason a projected rent does not materialise.\n\n### 5. Financing, when it is relevant\n\nIf the buyer mentions a budget, a salary, a loan or \"can I afford\", run the\naffordability numbers. Dubai specifics: expat mortgages are typically capped\naround 80% LTV for a first property under AED 5m (75% above), 50-60% for\noff-plan, and banks size the loan off a debt-burden ratio near 50% of income.\nRates and caps move - present the output as indicative, not as an offer.\n\n### 6. Give a verdict\n\nDo not stop at a table of numbers. Say what you would watch, what would change\nthe answer, and where the risk sits. A useful close is: the case for, the case\nagainst, and the one fact that would settle it.\n\n## Output shape\n\nFor a single property or area:\n\n```\n<Location>, <N> bed <type>\n\nAsking / purchase      AED X   (AED Y/sqft)\nTransacted median      AED X   (AED Y/sqft, N deals, <window>)\nPosition vs market     X% above / below median\n\nAnnual rent (median)   AED X   (N contracts)\nGross yield            X.X%\nNet yield (est.)       X.X%    after service charge, management, vacancy\nPayback (gross)        X years\n\nPrice trend            +X% over <period>\nRent trend             +X% over <period>\nCycle                  <where the market sits>\n```\n\nThen two or three sentences of judgement. Then risks.\n\nFor an area comparison, put the areas side by side on the same rows and rank them\nexplicitly by whatever the user actually cares about - yield, growth, ticket size\nor liquidity - rather than declaring one \"best\" overall.\n\n## Guardrails\n\n- **Asking prices are not transaction prices.** Live listing prices are what\n  sellers want; registered deals are what buyers paid. Never mix them in one\n  average, and label which is which every time both appear.\n- **Never present a projection as a fact.** Say \"on current rents\", \"if the rent\n  holds\", \"indicative\".\n- **This answers questions; it is not a data export.** If asked for \"all\"\n  transactions, a CSV, or a full dataset, explain that you work from a sample for\n  review and offer to narrow by area, dates, bedrooms or price instead. Do not\n  loop or page to accumulate records, and do not write deal records to a file.\n- **Do not invent a number.** If the data is thin or absent for that location,\n  say so. A stated gap is worth more than a confident fabrication.\n- Money is AED, sizes are sqft, rent is annual, bed 0 means studio.\n"
}