Distress Deal
On this page
The numbers
| UNIT PRICE | AED 2,000,000 |
| Payment to seller | AED 811,025 |
| DLD Transfer fee (4% of OP + 40 AED) | AED 86,511 |
| Trustee Office Fee | AED 5,250 |
| Buyer's Agency Commission (2% + VAT) | AED 42,000 |
| 16-OCT-2026 | AED 216,177 |
| 16-APR-2027 | AED 108,089 |
| On Handover | AED 432,355 |
| 180 days post completion | AED 216,177 |
| 360 days post completion | AED 216,177 |
| Total on Transfer | AED 944,786 |
| Total remaining Payment Plan | AED 1,188,975 |
| TOTAL COST FOR BUYER | AED 2,133,761 |
Layout
Distress Deal
This is a one-bedroom apartment in Anwa Aria, Omniyat's tower in Dubai Maritime City, measuring 826 sq.ft between the 20th and 30th floors with a full sea view and a balcony. The asking price is AED 2,000,000 against an original price plus DLD of AED 2,248,243, a reduction of AED 248,243 or 11.0% below original price. On 826 sq.ft of built-up area that is AED 2,421 per square foot. The payment structure here is unusual for an off-plan resale: the buyer settles AED 944,786 at transfer, of which AED 811,025 goes to the seller, and then carries AED 1,188,975 across five further instalments running from October 2026 to 360 days after completion. Total cost to the buyer is AED 2,133,761, with handover scheduled for Q1 2027.
Dubai Maritime City is a reclaimed peninsula set between Port Rashid and the Dubai Drydocks, surrounded by water on three sides. Al Mina Road and Sheikh Rashid Road connect the district into the city network, with Downtown Dubai and DIFC a short drive south-east and Jumeirah immediately west. The Green Line metro stations at Al Ghubaiba and Al Fahidi serve the adjoining Bur Dubai districts, and the creek abras, Dubai Museum and the Al Fahidi historic quarter are minutes away. Dubai International Airport is around twenty minutes by car outside peak hours. The district remains under construction, and buyers here are taking a position in a waterfront address ahead of the masterplan's completion rather than after it.
Anwa Aria is an Omniyat tower, and the unit's principal attribute is its outlook: a full sea view from the 20th to 30th floor band, with a balcony. That is a materially better aspect than a partial or community view and it is the reason this 826 sq.ft unit prices close to the larger 935 sq.ft apartment in the same building. Residential towers in Maritime City are typically built with pool decks, gymnasiums and landscaped podium levels, with the waterfront itself the defining feature. The surrounding masterplan is planned around a marina, promenades and mixed-use retail. Mina Rashid and its marina development sit immediately adjacent, and the established retail, schooling and dining of Bur Dubai and Jumeirah are both a short drive away. Service charge levels in new Maritime City towers are not yet established over a full cycle, which is worth allowing for in any yield calculation.
Two units in the same tower are currently listed, and the comparison is instructive: this one is smaller at 826 sq.ft but carries a full sea view, and prices at AED 2,421 per square foot against AED 2,317 for the 935 sq.ft apartment. The aspect is carrying the premium. An 11.0% reduction against original price plus DLD is a solid discount, but the payment shape is the thing to weigh. Unlike most units here, this one has instalments extending 360 days beyond completion, so a buyer is still paying into 2028 on a unit handing over in Q1 2027. That can be an advantage for a buyer intending to let the apartment and service the tail from rent, and a disadvantage for one intending to resell at handover. It is also worth noting that both Anwa Aria units on the market come from separate sellers rather than from the developer, so the discounts reflect individual circumstances rather than a project-wide repricing. That is usually a better sign for the underlying asset than a developer-led reduction.
This unit suits a buyer who values the full sea aspect and prefers to spread the cost rather than settle it in a lump. The post-completion instalments mean less capital is required at transfer than for most comparable units, and an apartment let from Q1 2027 could service part of the remaining schedule from rent. Against that, the discount is smaller than on the larger unit in the same tower, the district is unfinished, and the payment tail restricts a quick resale. Every figure is taken from the seller's published listing and should be confirmed with us. We can provide the floor plan, the full instalment schedule and an introduction to the seller's agent. We can also confirm whether the outstanding instalments can be settled early without penalty.
Illustrative model
Set your own assumptions and see how DISTRESS DEAL: 1-BR IN ANWA ARIA (826 SQ FT) behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.
As stated on this listing: the asking price measured against the original purchase price recorded for this unit. It is not a discount to current market value and not a valuation — a unit priced below what it originally sold for may still be at or above what comparable units achieve today. Check the registered comparables before treating the gap as equity. It is not used in any calculation below.
The asking price divided by the stated size. Compare it against registered sales in the same building before deciding whether the asking price is competitive.
As stated on this listing. Rent cannot start before handover, so on an incomplete unit the early years of the schedule below are holding cost only.
Set service charge, maintenance & management, vacancy allowance above to see cash back — until then this figure would be assuming zero for them.
This is the ROI and IRR denominator: the price plus every cost of getting the keys, not the price alone.
No rental evidence is held for this unit. The rent figure is yours to set — we have not assumed one. Until you enter a gross annual rent, the yield, ROI/ROE and IRR figures reflect capital movement and costs only.
Figures marked “—” need service charge, maintenance & management, vacancy allowance entered above — we do not compute them on an assumed zero.
| Year | Net operating income | Sale proceeds, net | Net cash flow |
|---|---|---|---|
| 0 · today | — | — | −AED 2,122,000 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 1,958,000 | AED 1,958,000 |
| Years 1–5 | AED 0 | AED 1,958,000 | AED 1,958,000 |
| Less the year-0 outflow of AED 2,122,000 → total profit | −AED 164,000 | ||
Exit at year 5: illustrative sale price AED 2,000,000 less selling costs AED 42,000 = AED 1,958,000 net. The final column is the schedule the IRR is solved from. Rent is held flat in nominal terms — the rent-growth field is at 0% — as is the service charge, so no inflation is assumed on either side. This audit table is arithmetic, so every row must resolve to a number — but service charge, maintenance & management, vacancy allowance are not set above, and the figures here currently assume zero for them. Nothing on this table should be read as a result until you set them; the headline tiles above withhold theirs for exactly this reason.
| Exit growth | Exit price | Total profit | ROI | IRR |
|---|---|---|---|---|
| −5% p.a. | AED 1.55M | — | — | — |
| −3% p.a. | AED 1.72M | — | — | — |
| 0% p.a.your figure | AED 2M | — | — | — |
| 3% p.a. | AED 2.32M | — | — | — |
| 5% p.a. | AED 2.55M | — | — | — |
Each row re-runs the whole model with only the exit growth rate changed, over the same 5-year hold. The 0% and negative rows are not a worst case — they are simply what the same purchase returns if prices do not rise. Dubai prices have fallen in the past and can fall again. The return columns are shown as “—” until a gross annual rent is set; the total profit column reflects capital movement, purchase and sale costs and the service charge only.
We’ll send this scenario — your assumptions and the figures they produce — to your inbox.
Set service charge, maintenance & management, vacancy allowance above and we can email you this scenario. Until then every headline figure reads “—”, because the model would otherwise be assuming zero for them — and we publish no figure for them.
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 Commercial Real Estate is a trading brand; the RERA-licensed broker is Stephen James Mitchell, BRN 68593.
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