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.
ANWA ARIA (935 SQ FT) · Maritime City1 / 2Omniyat · Maritime City
DISTRESS DEAL: 1-BR IN ANWA ARIA (935 SQ FT)
- Unit
- 1-BR
- Size
- 935 sq.ft
- Developer
- Omniyat
- Handover
- Q1 2027
The discount is measured against the original price + DLD recorded for this unit, not against a valuation.
Available when we last checked on 17 September 2026. The asking price shown is the one published when the listing was added on 17 September 2026, 0 days before that check, and it is not re-checked against the market automatically. Confirm availability and price with us before you act on it.
On this page
Quick navigation
The numbers
Payment breakdown
- Payment to sellerAED 1,184,646
- DLD Transfer fee (4% of OP + 40 AED)AED 98,175
- Trustee Office FeeAED 5,250
- Buyer's Agency Commission (2% + VAT)AED 45,486
- Total on transferAED 1,333,557
- On HandoverAED 981,354
- Total remaining payment planAED 981,354
Ask us to walk through this schedule, or to confirm the current balance with the developer before terms are agreed.
Ask about these termsPhotography
Gallery
Layout
Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
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.
AMENITIES & SURROUNDING
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.
MARKET
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.
CONCLUSION
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.
Location
ANWA ARIA (935 SQ FT) — Maritime City, Dubai
Illustrative model
Scenario modeller
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.
The date this listing was added to our records. The asking price below is the one published then, and was still 0 days old when we last checked this listing on 17 September 2026. It is not re-checked against the market automatically, so confirm it with us before relying on it.
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.
ROI and IRR are calculated on this figure: the price plus every cost of getting the keys.
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.
Cash-flow schedule — the 5-year figures the IRR is solved from (incomplete, see note)
| 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.
Sensitivity — the same purchase at −5% to +5% exit growth
| 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.
Method
- Handover
- The date the unit is handed over, set in quarters from purchase. Gross rent, the vacancy allowance, maintenance and management, and the service charge all start there and not before — an unbuilt unit cannot be let and is not billed. The year handover falls in gets the exact fraction it is entitled to, not a rounded whole year. Capital growth is not treated this way: it compounds from today across the whole hold, because an off-plan unit can be sold before it completes. Where the holding period ends before handover, there is no operating income anywhere in the schedule and the whole return is capital movement less costs.
- Gross yield
- Gross annual rent ÷ purchase price. Before every cost. Where handover is in the future this is a stabilised full year from handover — a rate on the price, not a figure reduced by the construction period. The schedule shows what each year actually books.
- Net yield
- (Rent collected after the vacancy allowance − maintenance and management − service charge) ÷ purchase price. Stabilised on the same basis as the gross yield.
- Rent growth
- Compound annual movement in gross rent, applied from handover and stepping at each anniversary of it, which is when a tenancy renews. It may be negative. It does not touch the service charge, which is held flat in nominal terms.
- ROI
- Total profit over the whole hold ÷ total cash invested (price + all acquisition costs). Unlevered. Not an annual rate.
- ROE
- Total profit over the whole hold ÷ equity contributed (deposit + all acquisition and finance costs), after debt service. Levered. Not an annual rate.
- Cash-on-cash return
- Year-one operating cash flow, after debt service where there is a mortgage, ÷ cash invested. Reported separately from ROI/ROE and never merged with it. Year one means the first year of the schedule as it stands: where that year falls before handover it carries no rent, so on a mortgaged off-plan purchase the figure is negative — that is the year you fund out of pocket, and it is shown rather than smoothed away.
- IRR
- The annualised rate that discounts the dated cash-flow schedule above to a net present value of zero, solved numerically. Where the schedule has no sign change, or the solver does not converge on a single meaningful rate, we print “—” rather than substitute a simpler annualised-return figure.
Email my results
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.
More deals
The latest distress deals
The most recently listed deals that were still available when we last checked. Sold units are not shown here.
Rashid Yachts and Marina
DISTRESS DEAL: 1-BR IN OCEAN POINT - TOWER 2
- Price / sq.ft
- AED 1,908
- Developer
- Emaar
Emaar Beachfront
DISTRESS DEAL: 1-BR IN SEAPOINT - TOWER 2
- Size
- 764 sq.ft
- Price / sq.ft
- AED 3,442
- Developer
- Emaar
- Handover
- Q2 2028
Bluewaters Island
DISTRESS DEAL: 2-BR + Maid's IN BLUEWATERS BAY - BUILDING 1
- Size
- 1,670 sq.ft
- Price / sq.ft
- AED 3,145
- Developer
- Meraas
- Handover
- Q3 2027
Sobha Hartland II
DISTRESS DEAL: 2-BR IN SKYSCAPE ALTIUS
- Size
- 1,268 sq.ft
- Price / sq.ft
- AED 2,129
- Developer
- Sobha
- Handover
- Q4 2028
Emaar Beachfront
DISTRESS DEAL: BULK DEAL - 9 APARTMENTS IN BAYVIEW - TOWER 1
- Size
- 10,041 sq.ft
- Price / sq.ft
- AED 4,681
- Developer
- Emaar
- Handover
- Q2 2027
Dubai Harbour
DISTRESS DEAL: 1-BR IN PALACE BEACH RESIDENCE - TOWER 2
- Size
- 796 sq.ft
- Price / sq.ft
- AED 2,450
- Developer
- Emaar
Read next
A discounted unit is bought the same way any other is. The questions are just sharper. These are our own guides and articles on buying from overseas, taking on a resale or an off-plan assignment, and what the purchase costs.
The gold rule under an entry is its length, against the longest piece here.
Guides
How to Buy Dubai Property from Overseas
Power of attorney, attestation country by country, remote AML checks, funding the purchase, and remote signing against a short trip.
How to Buy Ready (Secondary) Property in Dubai
The fixed sequence the Land Department sets for a resale — an agreed Form F, a deposit, a developer NOC and the Trustee Office transfer.
Pre-Handover Assignment (Off-Plan ‘Flipping’) in Dubai: How It Works
Assigning an off-plan unit before handover — the developer NOC and minimum-paid rules, the fees that come off the profit, and when it still loses money.
Off-Plan Payment Plans in Dubai Explained: 10/90, 50/50 and Post-Handover
Construction-linked and post-handover structures, what escrow protects at each stage, and what happens if a later instalment cannot be funded.
NOC (No Objection Certificate) for a Dubai Property Purchase
What the developer’s certificate confirms, how service-charge clearance runs through Mollak, and the usual reasons issuance is delayed.
How to Vet a Dubai Developer Before You Buy
Brochures are marketing; DLD registration, project escrow status and broker licensing are checkable public facts. How to verify all three.
A Due-Diligence Checklist for Buying in Dubai
Who owns the title, whether the unit carries a mortgage or a restriction, and whether its service charges are current. In order, with the tool that verifies each.
The True Cost of Buying Property in Dubai: All Fees Explained
Transfer, trustee office, agency commission, developer NOC and the mortgage costs, each set against the Land Department’s own published figures.
Mortgages for Non-Residents in Dubai
What a genuine non-resident can borrow, as distinct from a UAE-resident expatriate, which banks lend, and how a purchase is completed remotely.
Capital Gains & Property Tax in Dubai: What Investors Actually Pay
What an individual owner is and is not charged here, which transaction cost is the real one, and why your home-country position is a separate question.
Articles
How to Buy a Cancellation Unit in Dubai: Strategic Guide
A cancellation unit is a launch booking the first buyer lost — how they reach the market, and the steps to secure one at launch pricing.
How to Buy Dubai Property During Crisis and Build a Portfolio at Peak Fear
The historical entry points, yields by district, and a contrarian acquisition process for buying when confidence is at its lowest.
Buying a Resale Property in Dubai: Step-by-Step Guide for Investors
The process, the legal steps, the costs and the mortgage options, for residents and international investors alike.
How to Buy Property in Dubai as a Foreign Investor: Step-By-Step Guide
Costs, the legal process, the risks, and how to structure the investment — written for a buyer outside the UAE.
Buying Off-Plan Property in Dubai: Primary Market Guide
The primary market end to end. EOIs, SPAs, payment plans, Oqood, escrow, resales and mortgages.
Residential Mortgages in Dubai: Guide for Expats and Investors
Rates, loan-to-value limits, eligibility, fees and the documents a lender asks for, for residents and investors.