Distress Deal
This unit has sold and is no longer available. The page is kept as a record of a deal we transacted. Every figure on it — the asking price, the discount to original price and the payment schedule — is the position as listed on 12 March 2026 and is historic. It is not an indication of what the same unit, or a comparable one, would cost today.
On this page
The numbers
| UNIT PRICE | AED 2,800,000 |
| 1. Payment to seller | AED 1,905,427 |
| 2. DLD Transfer fee 4% + 40 AED | AED 112,040 |
| 3. DLD Registration Trustee fee + 5% VAT | AED 5,250 |
| 4. Buyer's agent commission 2% + 5% VAT | AED 58,800 |
| 15-MAR-2026 | AED 298,196 |
| 31-DEC-2026 | AED 596,377 |
| Total on Transfer | AED 2,081,517 |
| Total remaining Payment Plan | AED 894,573 |
| TOTAL COST FOR BUYER | AED 2,976,090 |
Photography
Distress Deal
This 1-bedroom in Address Beachgate is being offered as a Distress Deal at AED 2,800,000. Against the AED 3,101,163 original price plus DLD basis, the current ask shows a 9.7% below original price discount and a headline saving of AED 301,163. The unit is by Emaar, recorded at 795 sq.ft, and scheduled for handover in Q4 2026. That gives the buyer a clear number to underwrite today rather than a vague promise of future upside: the real question is whether this discounted basis is strong enough for the project, location and remaining construction timeline.
Beachgate by Address is located within Emaar Beachfront, a gated coastal community positioned in Dubai Harbour along King Salman bin Abdulaziz Al Saud Street. The area sits between the Palm Jumeirah trunk and the Dubai Marina district. This location provides direct proximity to major residential communities including Dubai Media City, Dubai Internet City, Jumeirah Beach Residence and The Greens. For a buyer, that matters because accessibility and neighbourhood depth will influence both resale liquidity and the quality of the end-user audience once the project completes.
The surrounding districts provide a wide range of urban infrastructure. Retail facilities are primarily located within nearby Dubai Marina Mall and Nakheel Mall on Palm Jumeirah. The Marina Walk promenade and The Beach at Jumeirah Beach Residence provide additional restaurants, leisure outlets and entertainment venues. In practical terms, that surrounding amenity base is what turns a discounted off-plan listing from a spreadsheet idea into a liveable asset with clearer rental and resale support.
The structure rises 45 storeys above ground with a single basement level. The basement is used primarily for resident parking and service space. Higher levels accommodate residential apartments while the podium contains shared amenities and operational areas. At AED 3,522, buyers are comparing this listing with premium waterfront stock where view quality, beach access and brand positioning can move pricing materially from tower to tower. In that context, a 9.7% below original price entry basis matters because it improves the resale starting point without changing the underlying appeal of the location. With handover set for Q4 2026, the trade is less about chasing an abstract launch story and more about deciding whether the current basis is attractive relative to other Emaar Beachfront or Dubai Harbour options at a similar stage.
Overall, this Address Beachgate listing is compelling because it combines a recognisable waterfront address with a better-than-launch entry basis. For buyers already targeting Beachfront, the decision comes down to whether AED 2,800,000 for 795 sq.ft with 9.7% below original price built in is more attractive than waiting for equivalent resale or developer stock closer to Q4 2026.
Illustrative model
Set your own assumptions and see how DISTRESS DEAL: 1-BR IN ADDRESS BEACHGATE behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.
Enter the asking price to run the model.
Every figure recalculates as you type. Use the price you are actually considering.
An illustrative model, not a forecast, a valuation, an offer or investment advice. Every figure is generated from the assumptions on this page — some yours, the rest stated defaults, not promises. Rents, service charges, fees, vacancy, handover dates, financing terms and sale prices vary by unit and over time; past prices are not a guide to future prices. Returns are not guaranteed and capital is at risk.
Mortgage availability, loan-to-value, rate and term are subject to lender criteria and underwriting; nothing here indicates that finance will be offered. Figures exclude any tax payable in your country of residence — take independent financial, tax and legal advice before committing. Mitchell’s Realty is a trading brand; the RERA-licensed entity is The Luxury Real Estate Brokers LLC.
ADDRESS BEACHGATE — Beachfront, Dubai
