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PAYMENT PLAN
UNIT PRICE | AED 7,000,000 |
PAYMENTS ON TRANSFER
1. Payment to seller | AED 3,211,057 |
2. DLD Transfer fee 4% + 40 AED | AED 280,040 |
3. DLD Registration Trustee fee + 5% VAT | AED 5,250 |
4. Buyer's agent commission 2% + 5% VAT | AED 147,000 |
PAYMENT PLAN SCHEDULE
18-Feb-2026 | AED 757,789 |
18-Sep-2026 | AED 757,789 |
22-Mar-2027 | AED 757,789 |
22-Sep-2027 | AED 757,789 |
On Handover (31-Jul-2028) | AED 757,787 |
SUMMARY
Total on Transfer | AED 3,643,347 |
Total remaining Payment Plan | AED 3,788,943 |
TOTAL COST FOR BUYER | AED 7,432,290 |
ABOUT THIS DEAL
DEAL SUMMARY
Mid-high floor 2-BR at Address Bayview Tower 2, Emaar Beachfront, 1,468 sqft with full unobstructed Sea views. Price dropped from AED 7,881,004 to AED 7,000,000 — an 11.2% reduction — at AED 4,768 per sqft. Handover Q2 2028. Address-branded residences in Emaar Beachfront have sustained a 15-25% premium over non-branded Emaar stock on secondary trading, and full Sea view 2-bedrooms are the deepest tenant-demand sub-segment with recorded 82% short-let occupancy across the last twelve months. The entry discount below the AED 4,800 per sqft Address benchmark is the margin of safety.
PROJECT DESCRIPTION
INVESTMENT SNAPSHOT
A 2-bedroom apartment at Address Bayview Tower 2 is available at AED 7,000,000, reduced 11.2% from the original developer price of AED 7,881,004. The buyer saves AED 881,004 on day one, and the entry point of AED 4,768 per square foot is competitive within Emaar Beachfront's Address-branded stock. The unit spans 1,468 sqft between floors 21 and 36 with unobstructed Sea views. Handover is contracted for Q2 2028, leaving a 24-month window for construction milestones and sector-wide price recovery to drive a valuation uplift before keys.
LOCATION CONTEXT
Address Bayview sits within Emaar Beachfront, the 10-million-square-foot private island community on Dubai Harbour's northern foreshore. The community is bordered by the Arabian Gulf to the north and the yacht marina to the south, with its own 1.5-kilometre private beach and a dedicated boulevard of cafes and restaurants. Sheikh Zayed Road is eight minutes inland by the new DIP connector; JBR Walk and Dubai Marina Mall are both within a three-kilometre radius. The community is freehold, masterplanned by Emaar, and has recorded some of Dubai's sharpest secondary appreciation — Beachgate, Seapoint, Grand Bleu Tower and Marina Vista have all traded through their original launch prices within 24 months of completion.
UNIT AND VIEW
The apartment is a 1,468 sqft 2-bedroom layout, floor-to-ceiling glazing, with the living and master orientations taking in full uninterrupted Sea views toward Palm Jumeirah and the Gulf. The floor band of 21 to 36 sits above the tower's podium amenity level and below the Sky Collection — the value sweet spot where view quality is fully established but the premium over lower floors is modest. The layout includes a fitted kitchen, an ensuite master, a guest bathroom, balcony access from living and bedroom, and a utility room. The Address interior signature is applied throughout, with stone floors, timber veneers and fitted wardrobes.
PROJECT AND DEVELOPER
Address Bayview is a two-tower development by Emaar Properties in partnership with Address Hotels + Resorts — a 51-storey Tower 1 and a 66-storey Tower 2. The Address brand is Emaar's flagship hospitality line, with comparable residences at Address Beach Resort, Address Harbour Point and Address Downtown consistently trading at a 15-to-25% premium to non-branded Emaar stock. Emaar is the UAE's largest listed developer with over 115,000 units delivered, a balance sheet carrying more than AED 120 billion in assets, and a track record of on-time handovers that removes a significant layer of construction risk from the investment case.
AMENITIES AND LIFESTYLE
Residents have access to Address-branded concierge, housekeeping, valet and room service, alongside an infinity pool deck, a dedicated kids' pool, a full gym, a spa, a residents' lounge and a private cinema. Direct access to Emaar Beachfront's private beach, promenade and retail boulevard is a ground-floor walk from the tower. Dubai Harbour Marina, Skydive Dubai's drop-zone beach club and the cruise terminal are all within ten minutes on foot. For a 2-bedroom apartment, the Address brand underpins short-let nightly rates in the AED 1,100 to AED 1,600 band for Full Sea stock, with recorded occupancy for comparable Address-branded 2-bedrooms at 82% across the last twelve months.
PAYMENT PLAN
The developer's original payment plan is preserved on assignment. Four instalments of AED 757,789 are scheduled through to September 2027, with a final payment of AED 757,787 on handover in July 2028. The remaining payment plan totals AED 3,788,943. Against an asking price of AED 7,000,000, that leaves a seller payment of AED 3,211,057, plus the standard 4% DLD transfer fee of AED 280,040, a 2% agent commission and the Trustee fee. The total cost to the buyer from asking price through handover is AED 7,432,290 — the full schedule is laid out in the table below.
WHY THIS DEAL
Three investment arguments make this a considered opportunity. First, Address-branded residences in Emaar Beachfront have never traded at the AED 4,800-per-square-foot threshold post-launch on a full Sea view assignment — the 11.2% reduction takes the price below the contiguous Beachgate and Grand Bleu 2-bedroom marker. Second, the 2-bedroom Sea-view sub-segment has recorded the most consistent tenant demand in Emaar Beachfront with short-let and long-let occupancy both above 80%, and the community is in demand from the professional expatriate segment that underwrites rental yields. Third, Q2 2028 handover places this unit in the next large handover wave with Marina Vista 2 and the adjacent Seapoint towers, where prior delivery cohorts have re-rated by AED 400-600 per square foot in the twelve months post-handover. The margin of safety on the entry discount plus the exit liquidity of the Address brand is the core of the case.