This 1-bedroom apartment in Address Bayview, Tower 2, is offered as a distress deal at AED 3,499,999. The original price was AED 3,695,505, placing the current offer at a 5.3% discount to the original developer price. The unit spans 744 sq.ft, which equates to an entry basis of approximately AED 4,704 per sq.ft. The apartment is fully furnished and positioned on a mid-level floor (levels 10-18), with a balcony and views towards Ain Dubai. Handover is scheduled for Q3 2028, and the payment plan is structured with an initial payment on transfer, followed by staged installments through to completion. The immediate investment thesis is straightforward: this is an opportunity to secure a branded, fully furnished beachfront apartment by Emaar at a below-launch price, with a flexible payment schedule and a handover horizon that aligns with the ongoing build-out of Emaar Beachfront’s infrastructure and amenities.
BAYVIEW · BeachfrontEmaar · Beachfront
DISTRESS DEAL: 1-BR IN BAYVIEW
- Unit
- 1-BR
- Size
- 744 sq.ft
- Developer
- Emaar
- Handover
- Q3 2028
The discount is measured against the original price + DLD recorded for this unit, not against a valuation.
This unit has sold. 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 15 March 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
- Payment to sellerAED 1,723,315
- DLD Transfer fee 4% + 40 AEDAED 140,040
- DLD Registration Trustee fee + 5% VATAED 5,250
- Buyer's agent commission 2% + 5% VATAED 73,499
- Total on transferAED 1,942,104
- 18-Feb-2026AED 355,337
- 18-Sep-2026AED 355,337
- 22-Mar-2027AED 355,337
- 22-Sep-2027AED 355,337
- On Handover – 31-Jul-2028AED 355,336
- Total remaining payment planAED 1,776,684
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Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
Address Bayview is located within Emaar Beachfront, a master-planned enclave between Dubai Marina and Palm Jumeirah, forming part of the Dubai Harbour district. The site benefits from direct access to Sheikh Zayed Road, placing it within a 10-15 minute drive of Dubai Marina, JBR, Media City, and Downtown Dubai. Public transport options are developing, with future connectivity expected to improve as Dubai Harbour matures, but for now, private vehicles, taxis, and ride-hailing services are the primary modes of transport. The area’s proximity to major business and leisure districts supports both end-user and rental demand, and the planned infrastructure—including pedestrian promenades and marina access—will further enhance mobility and connectivity for residents and tenants alike.
AMENITIES & SURROUNDING
The Address Bayview project is designed as a high-amenity, branded residential complex. Residents will have access to a private beach, a large infinity pool, state-of-the-art fitness centre, children’s play areas, boutique retail, and landscaped leisure decks. The ninth-floor podium houses many of these amenities, providing elevated views and a resort-like environment. Additional features include 24-hour security, covered parking, electric vehicle charging, bicycle storage, and shaded seating areas. The surrounding Emaar Beachfront district is planned with a focus on walkability, retail, and hospitality, with future hotels, cafes, and shopping options set to open as the community matures. The landscaping strategy incorporates native and adaptable plant species, aiming for a tranquil coastal setting. The building’s architectural design, with balconies and perforated panels, is intended to maximise natural light and ventilation while providing sun protection. This amenity mix is tailored to support both long-term residents and short-stay tenants seeking a branded, serviced environment by the sea.
MARKET
At AED 4,704 per sq.ft, this unit sits at the upper end of Dubai’s apartment market, but this is consistent with Emaar Beachfront’s positioning as a premium, branded waterfront address. Comparable one-bedroom units in Address-branded projects and similar beachfront developments typically command a pricing premium due to location, brand, and amenity provision. The fully furnished status and future handover date mean that buyers are underwriting both capital appreciation through construction and the potential for strong rental demand post-handover. Emaar Beachfront has shown resilience in both primary and secondary markets, with liquidity supported by the developer’s reputation and the ongoing delivery of infrastructure. The main risk points are the handover timeline—completion is expected in Q3 2028—and the potential for further supply as the district matures. However, the staged payment plan and below-original-price entry provide a buffer against short-term market volatility. The buyer profile is likely to include both investors seeking rental yield and end-users looking for a future-ready, branded waterfront home.
CONCLUSION
This distress deal offers a practical entry into Emaar Beachfront’s branded residential market at a visible discount to the original price. The combination of a fully furnished, mid-floor one-bedroom layout, a structured payment plan, and a handover horizon that aligns with the district’s ongoing development makes the case for both capital preservation and future rental income. The main considerations are the handover timeline and the evolving competitive landscape as more projects complete in the area. For investors comfortable with a medium-term horizon and seeking exposure to a branded, amenity-rich Dubai waterfront address, this deal presents a balanced risk-reward profile. The payment structure and discount provide a degree of downside protection, while the project’s brand and location underpin its long-term appeal for both rental and resale strategies.
Location
BAYVIEW — Beachfront, Dubai
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 1-BR IN BAYVIEW behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.
Enter the asking price to run the model.
Every figure recalculates as you type. Use the price you are considering.
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.
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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