Distress Deal
On this page
The numbers
| UNIT PRICE | AED 2,166,000 |
| Payment to seller | AED 1,184,646 |
| DLD Transfer fee (4% of OP + 40 AED) | AED 98,175 |
| Trustee Office Fee | AED 5,250 |
| Buyer's Agency Commission (2% + VAT) | AED 45,486 |
| On Handover | AED 981,354 |
| Total on Transfer | AED 1,333,557 |
| Total remaining Payment Plan | AED 981,354 |
| TOTAL COST FOR BUYER | AED 2,314,911 |
Layout
Distress Deal
This is a one-bedroom apartment in Anwa Aria, the Omniyat tower rising in Dubai Maritime City. The unit measures 935 sq.ft, sits on a high floor between the 22nd and 30th, carries a sea view and has a balcony. The asking price is AED 2,166,000 against an original price plus DLD of AED 2,551,521, a reduction of AED 385,521 or 15.1% below original price. On the built-up area of 935 sq.ft that works out at AED 2,317 per square foot. The buyer settles AED 1,333,557 on transfer, of which AED 1,184,646 goes to the seller, and inherits a single remaining instalment of AED 981,354 payable on handover, taking the total cost to AED 2,314,911. Handover is scheduled for Q1 2027, so the remaining commitment is short-dated rather than spread over several years.
Dubai Maritime City occupies the peninsula between Port Rashid and Dubai Drydocks, a reclaimed waterfront district bounded by sea on three sides. The position places it within a short drive of Downtown Dubai and DIFC to the south-east and Jumeirah to the west, with Al Mina Road and Sheikh Rashid Road carrying traffic into the wider network. Al Ghubaiba and Al Fahidi metro stations on the Green Line serve the neighbouring Bur Dubai districts, and the historic Al Fahidi quarter, Dubai Museum and the abra crossings of Dubai Creek sit a few minutes away. Dubai International Airport is reachable in roughly twenty minutes outside peak hours. The district is still filling in, which is central to the investment case: buyers are taking a position in a waterfront address before the surrounding masterplan completes.
Anwa Aria is an Omniyat residential tower, and the developer's work across Dubai Maritime City and Business Bay has been consistently positioned at the design-led end of the market. Residents of towers in this district typically have access to pool decks, fitness facilities and landscaped podium levels, with the sea frontage itself the defining amenity. The unit in question is on the 22nd to 30th floor band with a sea view and a balcony, which places it above the immediate podium and within the part of the tower that holds its outlook. The wider Maritime City masterplan is planned around a marina, waterfront promenades and mixed-use retail. Port Rashid and the Mina Rashid marina development sit immediately adjacent, and the established retail and dining of Bur Dubai and Jumeirah are both within a short drive.
Dubai Maritime City is a comparatively thin market by transaction volume, which cuts both ways: there is less directly comparable stock to anchor a price, and less competing supply when it comes time to exit. A 15.1% reduction against the original price plus DLD is a meaningful discount for a unit this close to handover, and the short payment tail is the reason. A buyer taking this on pays most of the consideration at transfer and clears the balance at completion in Q1 2027, rather than carrying instalments for several years. One-bedroom units in waterfront towers have historically drawn tenant demand from professionals working in the port, DIFC and Bur Dubai. The risks are the usual off-plan ones: construction timing, and the pace at which the surrounding masterplan delivers the amenity the district is sold on.
This unit suits a buyer who wants a discounted entry into a waterfront address and can fund most of the purchase at transfer. The 15.1% gap to original price is the substance of the deal; the short remaining plan and the Q1 2027 handover mean the position does not have to be carried for long before it can be let or resold. Against that, Maritime City is a district still under construction, and the amenity that supports the price is not yet fully delivered. Every figure on this page is taken from the seller's published listing and should be confirmed with us before you act on it. We can arrange the unit's floor plan, the developer's payment schedule and a direct introduction to the seller's agent.
Illustrative model
Set your own assumptions and see how DISTRESS DEAL: 1-BR IN ANWA ARIA (935 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 2,298,126 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 2,120,514 | AED 2,120,514 |
| Years 1–5 | AED 0 | AED 2,120,514 | AED 2,120,514 |
| Less the year-0 outflow of AED 2,298,126 → total profit | −AED 177,612 | ||
Exit at year 5: illustrative sale price AED 2,166,000 less selling costs AED 45,486 = AED 2,120,514 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 1.68M | — | — | — |
| −3% p.a. | AED 1.86M | — | — | — |
| 0% p.a.your figure | AED 2.17M | — | — | — |
| 3% p.a. | AED 2.51M | — | — | — |
| 5% p.a. | AED 2.76M | — | — | — |
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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