+971 58 552 7721
Connect Now
Palm Jumeirah AED 3,559/sqftDubai Maritime City AED 3,157/sqftDowntown Dubai AED 2,884/sqftDubai Islands AED 2,772/sqftDubai Creek Harbour AED 2,563/sqftBusiness Bay AED 2,502/sqftDubai Marina AED 2,478/sqftDubai Hills Estate AED 2,458/sqftJumeirah Lakes Towers AED 2,321/sqftMohammed Bin Rashid City AED 2,098/sqftAl Jaddaf AED 2,051/sqftJumeirah Village Triangle AED 1,658/sqftDubai South AED 1,652/sqftArjan AED 1,584/sqftJumeirah Village Circle AED 1,488/sqftDubai Sports City AED 1,328/sqftALL DLD SALES · OFF-PLAN + EXISTINGPalm Jumeirah AED 3,559/sqftDubai Maritime City AED 3,157/sqftDowntown Dubai AED 2,884/sqftDubai Islands AED 2,772/sqftDubai Creek Harbour AED 2,563/sqftBusiness Bay AED 2,502/sqftDubai Marina AED 2,478/sqftDubai Hills Estate AED 2,458/sqftJumeirah Lakes Towers AED 2,321/sqftMohammed Bin Rashid City AED 2,098/sqftAl Jaddaf AED 2,051/sqftJumeirah Village Triangle AED 1,658/sqftDubai South AED 1,652/sqftArjan AED 1,584/sqftJumeirah Village Circle AED 1,488/sqftDubai Sports City AED 1,328/sqftALL DLD SALES · OFF-PLAN + EXISTING
DLD · MEDIAN 12M TO OCT 2026

Distress Deal

DISTRESS DEAL: 1-BR IN BINGHATTI SKYRISE - TOWER C

Available
Listed 23 October 2026

Available when we last checked. The asking price shown is the one published when the listing was added on 23 October 2026, and it is not re-checked against the market automatically. Confirm availability and price with us before you act on it.

Interested in distressed property deals?

Ask us anything about this one — the asking price, the payment terms, the running costs, or how it compares with what else is trading nearby. A member of the Mitchell's team will come back with a straight answer and a clear next step. It takes under a minute, and there's no obligation.

Choose one — the next questions adapt to your answer.

Scan or tap to message Mitchell's on WhatsAppScan or tap to chat

Connect now

MeetWhatsAppCallEmail

On this page

Quick navigation

The numbers

Payment breakdown

Total cost for buyerAED 1,821,990The unit price plus the transfer fees and commission — the whole commitment, not the headline.
Unit priceAED 1,700,000
Fees and commissionAED 121,990
Step 01Due at transferAED 1,214,490Payable when the unit transfers to the buyer.
  • Payment to sellerAED 1,092,500
  • DLD Transfer fee (4% of OP + 40 AED)AED 81,040
  • Trustee Office FeeAED 5,250
  • Buyer's Agency Commission (2% + VAT)AED 35,700
  • Total on transferAED 1,214,490
Step 02Payable to Binghatti after transferAED 607,500The balance of the payment plan, which the buyer takes over.
  • On HandoverAED 607,500
  • Total remaining payment planAED 607,500

Ask us to walk through this schedule, or to confirm the current balance with the developer before terms are agreed.

Ask about these terms

Unit details

Property type
Apartment
View
Community, Pool
Balcony
Yes

Distress Deal

PROJECT DESCRIPTION

OVERVIEW

The property is a one-bedroom apartment in Binghatti Skyrise - Tower C, a Binghatti development in Business Bay. The stated size is 966 sq.ft. The unit has a balcony and a view over the community and a pool. Handover is scheduled for Q1 2028. The layout has a kitchen, a living and dining room, one bedroom and one bathroom, and the balcony runs the width of the apartment, along the living room and along the bedroom.

The asking price is AED 1,700,000. The original price plus the 4% DLD fee is AED 2,106,000, so the reduction is AED 406,000, or 19.3% below original price. On the stated size the price works out at AED 1,760 per sq.ft, against AED 2,180 per sq.ft at the original price plus DLD. At transfer the buyer pays AED 1,214,490, of which AED 1,092,500 goes to the seller. The balance of AED 607,500 falls due to the developer on handover, with no instalment before it. The total cost for the buyer, including every transfer fee, is AED 1,821,990.

LOCATION & TRANSPORT

Business Bay is a central district of Dubai. It lies beside Downtown Dubai, with Sheikh Zayed Road along one side and Al Khail Road running through it. Both are main routes through the city. Sheikh Zayed Road leads north to DIFC and the older parts of the city, and south towards Al Quoz, Al Barsha and Dubai Marina. Al Khail Road runs parallel inland and gives a second route in both directions.

AMENITIES & SURROUNDING

The unit looks over the community and a pool. Both main rooms open onto the balcony, so the outlook is shared between them. The kitchen is a separate room off the living and dining space, and the apartment has one bathroom.

The development is Binghatti Skyrise, and this unit is in Tower C. The developer is Binghatti.

Downtown Dubai is the neighbouring district. Burj Khalifa, The Dubai Mall, the Dubai Fountain and Dubai Opera all stand there.

MARKET

The reduction is measured against the original price plus the 4% DLD fee. On that basis the apartment is offered at 19.3% below original price. The original price plus DLD is AED 2,106,000 and the asking price is AED 1,700,000, a difference of AED 406,000. The listing was recorded on 16 October 2026, and handover is scheduled for Q1 2028.

On the stated size of 966 sq.ft the asking price works out at AED 1,760 per sq.ft. The original price plus DLD works out at AED 2,180 per sq.ft on the same size, so the gap between the two rates is AED 420 per sq.ft. The listing records a community and pool view, and the unit has a balcony.

The DLD transfer fee is AED 81,040. Because the asking price sits below the original price, the fee is struck on the original price before DLD, at 4% plus AED 40. The trustee office fee is AED 5,250 and the buyer's agency commission, at 2% plus VAT, is AED 35,700. Those items and the AED 1,092,500 payment to the seller make up the AED 1,214,490 due at transfer. The payment to the seller and the balance of AED 607,500 on handover together equal the asking price.

The payment plan has one row left. AED 607,500 falls due on handover in Q1 2028. A buyer therefore meets AED 1,214,490 at the point of transfer and holds the remaining AED 607,500 until handover.

CONCLUSION

The apartment suits a buyer who wants a one-bedroom unit in Business Bay from Binghatti, with a single payment left to make on handover in Q1 2028. It also suits an investor who prefers to commit most of the capital at transfer and hold until handover, with an entry price 19.3% below original price.

AED 1,214,490 is paid at transfer and AED 607,500 on handover, for a total cost of AED 1,821,990. The price on the stated size of 966 sq.ft is AED 1,760 per sq.ft. The seller is paid AED 1,092,500 at transfer, and the remaining AED 607,500 goes to the developer on handover. Before terms are agreed, a current statement of account should be obtained from the developer to confirm the amount paid to date and the balance outstanding.

Location

BINGHATTI SKYRISE - TOWER C — Business Bay, Dubai

Get Directions

Illustrative model

Scenario modeller

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

Listed
23 October 2026

The date this listing was added to our records. The asking price below is the one published then, and is not re-checked against the market automatically — confirm it with us before relying on it.

Below original price
19.3%

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.

Asking price per sq.ft
AED 1,760/sqft

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.

Handover
Q1 2028

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.

Purchase

Seeded from this page. Change it to your figure.

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.

Your figure — we publish none. A month vacant plus re-letting time is roughly 8%, if that fits your building.

Your figure — we publish none. Letting fees and routine repairs.

Your figure — we publish none. Look your building up on Mollak — rates run AED 3 to AED 30+.

Acquisition costs

4% is the Dubai standard.

Buyer-side. 5% VAT added.

Your figure — we publish none. The trustee tariff is tiered and the admin lines vary by office; ask your trustee office for the total, and add your NOC and any legal quote.

Exit

1 to 40 years.

0% by default: we publish no price forecasts.

5% VAT added automatically.

Total cash investedThe purchase price plus every cost of getting the keys. It is the denominator of the ROI, ROE and IRR figures.
AED 1.80M
Price plus every acquisition cost
Illustrative exit price
AED 1.70M
After 5 yr at 0.0% p.a.
Total profit, capital onlyCapital movement over the hold, less every purchase and sale cost and the service charge. It carries no rental income at all, because no rent has been set.
—
Set service charge, maintenance & management, vacancy allowance above
Net yieldNet operating income (rent collected less management, maintenance and service charge) divided by the purchase price. It cannot be calculated until a gross annual rent is set.
—
Set a gross annual rent
Cash out, and cash back over 5 years
Cash out at t0AED 1,803,700
Cash back, years 1–5—

Set service charge, maintenance & management, vacancy allowance above to see cash back — until then this figure would be assuming zero for them.

Cash required at completion
Purchase priceAED 1,700,000
DLD transfer fee (4%)AED 68,000
Agency fee (2%)AED 34,000
VAT on agency fee (5%)AED 1,700
Conveyancing, trustee & adminAED 0
Total cash investedAED 1,803,700

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.

Annual operating position
Gross annual rentAED 0
Vacancy allowance (not set)—
Maintenance & management (not set)—
Service charge (966 sq ft at a rate not yet set)—
Net operating income—

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)
YearNet operating incomeSale proceeds, netNet cash flow
0 · today——−AED 1,803,700
1AED 0—AED 0
2AED 0—AED 0
3AED 0—AED 0
4AED 0—AED 0
5AED 0AED 1,664,300AED 1,664,300
Years 1–5AED 0AED 1,664,300AED 1,664,300
Less the year-0 outflow of AED 1,803,700 → total profit−AED 139,400

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. 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 growthExit priceTotal profitROIIRR
−5% p.a.AED 1.32M———
−3% p.a.AED 1.46M———
0% p.a.your figureAED 1.70M———
3% p.a.AED 1.97M———
5% p.a.AED 2.17M———

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.

Got questions?

Get Answers!

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.

Maritime City

DISTRESS DEAL: 1-BR IN SARIA

AED 1,954,160AED 1,700,000Asking price
13.0%Below O.P.
Size
829 sq.ft
Price / sq.ft
AED 2,051
Developer
Beyond
Handover
Q1 2028
View →

City Walk

DISTRESS DEAL: 1-BR IN VERVE - TOWER B

AED 2,647,840AED 2,250,000Asking price
15.0%Below O.P.
Size
834 sq.ft
Price / sq.ft
AED 2,698
Developer
Meraas
Handover
Q1 2028
View →

Beachfront

DISTRESS DEAL: 2-BR IN BEACH VISTA 2

AED 4,524,000AED 3,550,000Asking price
21.5%Below O.P.
Size
1,205 sq.ft
Price / sq.ft
AED 2,946
Developer
Emaar
View →

Bluewaters Island

DISTRESS DEAL: 2-BR IN BLUEWATERS BAY - BUILDING 1

AED 5,402,800AED 4,800,000Asking price
11.2%Below O.P.
Size
1,340 sq.ft
Price / sq.ft
AED 3,582
Developer
Meraas
Handover
Q3 2027
View →

Dubai Design District

DISTRESS DEAL: 2-BR IN DESIGN QUARTER - TOWER A

AED 2,990,000AED 2,875,000Asking price
3.8%Below O.P.
Size
1,184 sq.ft
Price / sq.ft
AED 2,428
Developer
Meraas
Handover
Q1 2027
View →

Downtown Dubai

DISTRESS DEAL: 3-BR + Maid's IN IMPERIAL AVENUE

AED 6,032,000AED 5,315,000Asking price
11.9%Below O.P.
Size
2,050 sq.ft
Price / sq.ft
AED 2,593
Developer
SP International
View →
Browse all distress deals

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

Articles

Need help?