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Palm JumeirahAED 3,625/sqftCity WalkAED 3,268/sqftDubai Maritime CityAED 3,078/sqftDowntown DubaiAED 2,953/sqftDubai MarinaAED 2,836/sqftDubai IslandsAED 2,748/sqftBusiness BayAED 2,620/sqftDubai Creek HarbourAED 2,588/sqftDubai Hills EstateAED 2,444/sqftJumeirah Lakes TowersAED 2,229/sqftMohammed Bin Rashid CityAED 2,097/sqftAl JaddafAED 2,051/sqftJumeirah Village TriangleAED 1,673/sqftDubai SouthAED 1,630/sqftArjanAED 1,608/sqftJumeirah Village CircleAED 1,511/sqftDubai Sports CityAED 1,336/sqftPalm JumeirahAED 3,625/sqftCity WalkAED 3,268/sqftDubai Maritime CityAED 3,078/sqftDowntown DubaiAED 2,953/sqftDubai MarinaAED 2,836/sqftDubai IslandsAED 2,748/sqftBusiness BayAED 2,620/sqftDubai Creek HarbourAED 2,588/sqftDubai Hills EstateAED 2,444/sqftJumeirah Lakes TowersAED 2,229/sqftMohammed Bin Rashid CityAED 2,097/sqftAl JaddafAED 2,051/sqftJumeirah Village TriangleAED 1,673/sqftDubai SouthAED 1,630/sqftArjanAED 1,608/sqftJumeirah Village CircleAED 1,511/sqftDubai Sports CityAED 1,336/sqft
DLD · MEDIAN 12M TO JUL 2026
DISTRESS DEAL: 1-BR IN BAYVIEW

Distress Deal

DISTRESS DEAL: 1-BR IN BAYVIEW

Asking PriceAED 3,300,000
Below Original Price15.5%
Size761 sq.ft
Bedrooms1
Price / Sq.FtAED 4,336
HandoverQ3 2028
Sold
Listed 12 March 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 12 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

UNIT PRICE AED 3,300,000

PAYMENTS ON TRANSFER

1. Payment to seller AED 1,421,557
2. DLD Transfer fee 4% + 40 AED AED 132,040
3. DLD Registration Trustee fee + 5% VAT AED 5,250
4. Buyer's agent commission 2% + 5% VAT AED 69,300

PAYMENT PLAN SCHEDULE

18-FEB-2026 AED 375,689
18-SEP-2026 AED 375,689
22-MAR-2027 AED 375,689
22-SEP-2027 AED 375,689
On Handover (31-JUL-2028) AED 375,687

SUMMARY

Total on Transfer AED 1,628,147
Total remaining Payment Plan AED 1,878,443
TOTAL COST FOR BUYER AED 3,506,590

Distress Deal

PROJECT DESCRIPTION

OVERVIEW

Address Bayview Tower 2 is a 51 storey residential tower located within the Address Bayview development at Emaar Beachfront in Dubai Harbour, positioned between Dubai Marina and Palm Jumeirah. The tower forms part of a two building complex developed as branded residences under the Address Hotels and Resorts hospitality brand. The structure is planned as part of the wider Emaar Beachfront master development which is a large scale waterfront community situated along the Arabian Gulf coastline.

LOCATION & TRANSPORT

The property is located within the Emaar Beachfront district which forms part of the Dubai Harbour master plan. Dubai Harbour lies between Palm Jumeirah and Dubai Marina and is connected to the mainland through King Salman Bin Abdulaziz Al Saud Street and Al Seyahi Street. The area is positioned near Sheikh Zayed Road, allowing residents direct vehicle access to the wider Dubai metropolitan road network. Travel distances from Address Bayview Tower 2 to major commercial nodes are relatively short.

AMENITIES & SURROUNDING

The amenities provided at Address Bayview Tower 2 are integrated with the facilities offered throughout the Address Bayview development. Planned infrastructure includes a gymnasium, infinity swimming pool, leisure deck, landscaped lawn and barbecue areas designed for communal recreation. Other shared facilities include shaded seating zones, children's play areas and a separate shaded children's swimming pool. The development also provides covered parking areas and designated electric vehicle charging spaces. Retail units and boutique commercial outlets are planned within the broader development which contributes to walkable access to dining and daily services.

MARKET

Address Bayview Tower 2 forms one component of the Address Bayview complex which includes two residential towers arranged within the Emaar Beachfront parcel. The development is designed as a residential building incorporating a mix of apartment types including one bedroom, two bedroom, three bedroom, five bedroom and six bedroom residences together with larger penthouse layouts. The building is designed to operate as branded residences associated with the Address hospitality brand which is part of the Emaar Hospitality Group portfolio. As a high rise residential structure within Dubai Harbour the tower contributes to the emerging skyline composed of waterfront apartment buildings and hospitality properties. The tower layout integrates shared podium levels and amenity areas which are available to residents across the wider Address Bayview complex. Several points of interest and leisure destinations are located within close proximity to Address Bayview Tower 2.

CONCLUSION

Address Bayview Tower 2 forms one component of the Address Bayview complex which includes two residential towers arranged within the Emaar Beachfront parcel. The development is designed as a residential building incorporating a mix of apartment types including one bedroom, two bedroom, three bedroom, five bedroom and six bedroom residences together with larger penthouse layouts. The building is designed to operate as branded residences associated with the Address hospitality brand which is part of the Emaar Hospitality Group portfolio.

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.

Purchase

The price you are actually considering.

Drives the service charge only.

Rent and service charge both start here.

Holding & income

Your figure — we have not assumed one.

0% holds rent flat. It may be negative.

8% is roughly a month plus re-letting.

Letting fees and routine repairs.

Replace with the building's own schedule.

Acquisition costs

4% is the Dubai standard.

Buyer-side. 5% VAT added.

Trustee, title deed, NOC.

Exit

1 to 40 years.

0% by default: we publish no price forecasts.

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

BAYVIEW — Beachfront, Dubai

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