Distress Deal
Available when we last checked on 3 August 2026. The asking price shown is the one published when the listing was added on 24 June 2026, 40 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
The numbers
| UNIT PRICE | AED 1,700,000 |
| Payment to seller | AED 782,057 |
| DLD Transfer fee 4% + 40 AED | AED 68,040 |
| DLD Registration Trustee fee + 5%VAT | AED 5,250 |
| Buyer's agent comission 2% + 5%VAT | AED 35,700 |
| 40% Construction | AED 183,589 |
| 60% Construction | AED 183,589 |
| 80% Construction | AED 183,589 |
| 90% Construction | AED 183,589 |
| On Handover | AED 183,587 |
| Total on Transfer | AED 891,047 |
| Total remaining Payment Plan | AED 917,943 |
| TOTAL COST FOR BUYER | AED 1,808,990 |
Photography
Distress Deal
This 1-bedroom apartment in Arlo, Dubai Creek Harbour, is being offered at AED 1,700,000, representing a 10.9% discount to the original price of AED 1,908,400. The unit measures 705 sq.ft, placing the entry basis at AED 2,411 per sq.ft. For context, recent transactions in Arlo for similar 1-bedroom layouts have ranged from AED 2,258 to AED 2,642 per sq.ft, suggesting this deal sits at the lower end of the current price spectrum. The apartment is positioned on a high floor (levels 40-48), with a community park view and a balcony, and is scheduled for completion in Q4 2028. The payment plan is structured with a significant portion due on transfer and the remainder staged through construction milestones and handover. The immediate investment thesis is clear: this is a below-market entry into a new Emaar project in a maturing Creek Harbour district, with a handover horizon that allows for capital appreciation and rental positioning as the area continues to develop.
Arlo is located within Dubai Creek Harbour, a master-planned waterfront district by Emaar. The site is positioned near Creek Beach and the scenic waterfront promenade, offering a blend of natural surroundings and urban convenience. Access to major road networks such as Ras Al Khor Road and Al Khail Road connects residents to Downtown Dubai and Dubai International Airport within approximately 15-20 minutes by car. Public transport options are expanding in the area, with future metro connectivity planned as the district matures. Day-to-day mobility is currently car-centric, but the district’s design prioritises walkability along the promenade and within landscaped park areas. For investors, the location supports a tenant profile seeking proximity to both the city centre and the leisure amenities of the Creek, with the added benefit of future infrastructure upgrades likely to enhance both rental and resale demand.
Arlo is a 52-storey residential tower featuring a range of amenities consistent with Emaar’s Creek Harbour developments. Residents will have access to a landscaped pool deck, kids’ play area, multi-purpose room, rooftop terraces, sports facilities, yoga and meditation zones, and direct access to the creekside promenade. The building’s design incorporates high ceilings in communal areas and large balconies, enhancing the sense of openness and natural light. The surrounding district offers waterfront dining, retail outlets, and recreational spaces, including cycling tracks and skate parks. The area is designed to support an active lifestyle, with green spaces and adventure playgrounds nearby. The infrastructure is still developing, but the master plan includes schools, healthcare, and community facilities, which are expected to come online as the population grows. For investors, this means the asset will benefit from both immediate amenity appeal and long-term district maturation.
At AED 2,411 per sq.ft, this unit is priced below the most recent 1-bedroom transactions in Arlo, which have ranged up to AED 2,642 per sq.ft. The discount to original price and the staged payment plan reduce upfront capital exposure and provide flexibility for investors seeking to manage cash flow over the construction period. The Creek Harbour market is still in its growth phase, with liquidity and rental demand expected to increase as more projects complete and the district’s infrastructure matures. Buyer profiles are typically end-users seeking new-build quality and investors targeting future rental demand from professionals and families attracted to the waterfront lifestyle. Risks include construction timeline extensions, evolving service charge levels, and the pace of district absorption, but Emaar’s track record and the area’s ongoing development mitigate some of these concerns. The unit’s high-floor position and park view add to its rentability and future resale positioning, especially as the area’s amenity base expands.
For investors seeking exposure to Dubai Creek Harbour’s next phase of growth, this 1-bedroom in Arlo offers a discounted entry point with a flexible payment plan and a handover timeline aligned with district maturation. The below-market pricing, high-floor aspect, and park view provide a solid foundation for both rental and resale strategies. The main considerations are the construction horizon and the evolving nature of the district, but the fundamentals of developer reputation, amenity provision, and location support a balanced investment case. This deal is best suited to buyers comfortable with a medium-term hold, looking to capitalise on Creek Harbour’s trajectory as it transitions from emerging district to established waterfront address. The pricing reflects both current market realities and the potential for future upside as the area’s infrastructure and community life come fully online.
Illustrative model
Set your own assumptions and see how DISTRESS DEAL: 1-BR IN ARLO 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 40 days old when we last checked this listing on 3 August 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.
Cash back is below cash out on these assumptions: over the whole hold this purchase returns less than it costs. Read the sensitivity table before drawing a conclusion.
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.
| Year | Net operating income | Sale proceeds, net | Net cash flow |
|---|---|---|---|
| 0 · today | — | — | −AED 1,813,700 |
| 1 | −AED 12,690 | — | −AED 12,690 |
| 2 | −AED 12,690 | — | −AED 12,690 |
| 3 | −AED 12,690 | — | −AED 12,690 |
| 4 | −AED 12,690 | — | −AED 12,690 |
| 5 | −AED 12,690 | AED 1,664,300 | AED 1,651,610 |
| Years 1–5 | −AED 63,450 | AED 1,664,300 | AED 1,600,850 |
| Less the year-0 outflow of AED 1,813,700 → total profit | −AED 212,850 | ||
Exit at year 5: illustrative sale price AED 1,700,000 less selling costs AED 35,700 = AED 1,664,300 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.
| Exit growth | Exit price | Total profit | ROI | IRR |
|---|---|---|---|---|
| −5% p.a. | AED 1.32M | −AED 589k | — | — |
| −3% p.a. | AED 1.46M | −AED 448k | — | — |
| 0% p.a.your figure | AED 1.70M | −AED 213k | — | — |
| 3% p.a. | AED 1.97M | AED 52k | — | — |
| 5% p.a. | AED 2.17M | AED 247k | — | — |
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.
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.
ARLO — Creek Harbour, Dubai
