Distress Deal

DISTRESS DEAL: 1-BR IN ARIA

Asking PriceAED 2,085,000

Below Original Price7.3%

Size825 sq.ft

Bedrooms1

Price / Sq.FtAED 2,527

HandoverQ1 2027

Sold

Listed 21 May 2026Status confirmed 3 August 2026

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 21 May 2026 and is historic. It is not an indication of what the same unit, or a comparable one, would cost today.

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The numbers

Payment breakdown

UNIT PRICE

AED 2,085,000

PAYMENTS ON TRANSFER

1. Payment to seller	AED 896,029
2. DLD Transfer fee 4% + 40 AED	AED 83,440
3. DLD Registration Trustee fee + 5%VAT	AED 5,250
4. Buyer's agent commission 2% + 5%VAT	AED 43,785

PAYMENT PLAN SCHEDULE

16-Oct-26	AED 216,177
16-Apr-27	AED 108,088
On Completion	AED 432,352
180 Days Post Completion	AED 216,177
360 Days Post Completion	AED 216,177

SUMMARY

Total on Transfer	AED 1,028,504
Total remaining Payment Plan	AED 1,188,971
TOTAL COST FOR BUYER	AED 2,217,475

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Distress Deal

PROJECT DESCRIPTION

OVERVIEW

This 1-bedroom apartment in Anwa Aria, Maritime City, is presented as a distress deal at AED 2,085,000. The original price, including DLD fees, was AED 2,248,243, so the current offer reflects a discount of AED 163,243, or 7.3% below the original price. The apartment covers 825 sq.ft, which places the entry basis at AED 2,527 per sq.ft. The unit is positioned on a high floor (around level 20) and offers a full sea view with a balcony. Handover is scheduled for Q1 2027, meaning the asset is still under construction, and the buyer is entering at a pre-completion stage. The payment plan is structured with a significant portion due on transfer and the remainder spread across milestones up to 360 days post-completion. The immediate investment thesis is a below-market entry into a waterfront project by a recognised developer, with the potential to benefit from both capital appreciation and rental demand once the building is operational.

LOCATION & TRANSPORT

Anwa Aria is located in Dubai Maritime City, a waterfront district positioned between Port Rashid and Mina Al Hamriya. This area is evolving into a mixed-use urban zone, with a focus on residential, hospitality, and commercial developments. The location offers direct access to the Corniche and is within reasonable driving distance of Downtown Dubai, DIFC, and Dubai International Airport. Road connectivity is supported by the main arterial routes, and public transport options are improving as the district matures. For residents and tenants, the appeal lies in the proximity to the city’s historic core, the waterfront setting, and the emerging lifestyle infrastructure. Investors should note that while Maritime City is still developing, its central position and planned amenities are expected to drive both end-user and tenant demand as the area completes.

AMENITIES & SURROUNDING

Anwa Aria is designed as a modern residential tower with a focus on waterfront living. Project amenities are expected to include a swimming pool, fitness centre, landscaped gardens, and direct access to the promenade. The building is planned to offer 24-hour security, concierge services, and dedicated parking. The surrounding Maritime City district is being developed with retail outlets, cafes, and recreational spaces, aiming to create a walkable, community-oriented environment. As the area matures, residents will benefit from improved infrastructure, including parks, waterfront walkways, and access to nearby cultural and leisure destinations. The full sea view and balcony offered by this unit enhance its appeal for both end-users and tenants seeking a lifestyle-led address.

MARKET

At AED 2,527 per sq.ft, this unit is priced competitively for a waterfront project in Dubai, particularly given the high-floor positioning and sea views. The Maritime City area is still in a growth phase, so current pricing reflects both the potential upside as the district completes and the risk associated with buying pre-handover. Comparable projects in more established waterfront locations, such as Dubai Marina or JBR, typically command higher entry prices, but also offer more immediate liquidity and rental depth. The buyer profile for Anwa Aria is likely to include both investors seeking capital appreciation and end-users attracted by the waterfront lifestyle. Rentability should improve as the area’s infrastructure and amenities come online, but investors should be aware of the potential for construction-related disruption and the time required for the district to reach full maturity. Liquidity may be more limited in the short term compared to established areas, but the discount to original price provides a buffer against market fluctuations.

CONCLUSION

This distress deal in Anwa Aria offers an investor the opportunity to secure a high-floor, sea-view apartment in a waterfront project at a 7.3% discount to the original price. The payment plan structure allows for staged capital outlay, and the unit’s features—full sea view, balcony, and modern amenities—position it well for future rental or resale demand. The main considerations are the pre-completion status and the evolving nature of Maritime City, which may affect short-term liquidity and rental yields. However, for buyers comfortable with a medium-term horizon and the associated development risk, the entry basis is attractive relative to both the original price and comparable waterfront stock. The deal is best suited to investors seeking exposure to Dubai’s next-generation waterfront districts, with the patience to wait for the area’s full potential to be realised.

Illustrative model

Scenario modeller

Set your own assumptions and see how DISTRESS DEAL: 1-BR IN ARIA behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.

Purchase

Purchase price

The price you are actually considering.

Unit size

Drives the service charge only.

Time to handover

Rent and service charge both start here.

Holding & income

Gross annual rent

Your figure — we have not assumed one.

Rent growth

0% holds rent flat. It may be negative.

Vacancy allowance

8% is roughly a month plus re-letting.

Maintenance & management

Letting fees and routine repairs.

Service charge

Replace with the building's own schedule.

Acquisition costs

DLD transfer fee

4% is the Dubai standard.

Agency fee

Buyer-side. 5% VAT added.

Conveyancing, trustee & admin

Trustee, title deed, NOC.

Exit

Holding period

1 to 40 years.

Exit price growth

0% by default: we publish no price forecasts.

Sale agency fee

5% VAT added automatically.

Nothing to calculate yet

Enter the asking price to run the model.

Every figure recalculates as you type. Use the price you are actually considering.

How each figure is calculated

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.

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.

Location

ARIA — Maritime City, Dubai

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