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 23 July 2026, 11 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 2,660,000 |
| Payment to seller | AED 2,121,400 |
| DLD Transfer fee 4% + 40 AED | AED 106,440 |
| DLD Registration Trustee fee + 5%VAT | AED 5,250 |
| Buyer's agent comission 2% + 5%VAT | AED 55,860 |
| On Handover (15-JUL-2027) | AED 538,600 |
| Total on Transfer | AED 2,288,950 |
| Total remaining Payment Plan | AED 538,600 |
| TOTAL COST FOR BUYER | AED 2,827,550 |
Photography
Distress Deal
This is a 1-bedroom apartment opportunity in Bluewaters Bay – Tower 2, developed by Meraas on the sought-after Bluewaters Island. The apartment offers a practical 800 sq.ft of internal space, positioned between the 3rd and 10th floors, and boasts full marina and sea views with a balcony. The current asking price stands at AED 2,660,000, representing a 5% discount from the original price of AED 2,800,720. This is notably below the prevailing market price, which is estimated at around AED 3,000,000 for similar units in this development. The price per square foot is AED 3,325, which is competitive for this location and asset class. The payment structure includes AED 2,288,950 due on transfer and a remaining payment plan of AED 538,600, bringing the total buyer cost to AED 2,827,550. With handover scheduled for June 2027, this property presents a timely entry point for investors seeking value in a prime waterfront project with strong rental and resale fundamentals.
Bluewaters Island is a landmark destination just off the coast of Jumeirah Beach Residence (JBR), connected to the mainland by a dedicated road bridge and pedestrian walkway. The island’s proximity to Dubai Marina ensures excellent connectivity, with Sheikh Zayed Road less than five minutes away by car. Public transport options include regular taxi and ride-hailing services, as well as the Dubai Tram and Metro stations located a short drive away in JBR and Marina. For residents and tenants, the location offers easy access to key business districts such as Dubai Media City and JLT, both within a 10-15 minute drive. Dubai International Airport is approximately 30 minutes by car, while Al Maktoum International Airport is accessible within 40 minutes. The island’s walkability and direct pedestrian links to The Beach at JBR further enhance its appeal for both end-users and short-term rental guests.
Residents of Bluewaters Bay Tower 2 benefit from a comprehensive suite of amenities shared across the development. These include an infinity pool with panoramic views, a modern fitness centre, landscaped communal gardens, a dedicated children’s play area, and a tennis court. The building’s design prioritises both privacy and community, with secure access and high-quality common areas. The immediate neighbourhood features a vibrant mix of retail, dining, and leisure options, including the iconic Ain Dubai observation wheel, Madame Tussauds, and a variety of beachfront restaurants and cafes. Several five-star hotels are within walking distance, offering additional dining and wellness facilities. For families, there are reputable schools such as Emirates International School Meadows and Dubai British School Jumeirah Park within a short drive. The area is also well-served by parks, beaches, cinemas, and golf clubs, making it a well-rounded lifestyle destination.
Bluewaters Bay has established itself as a premium waterfront address, appealing to both investors and end-users. The current offering is priced below both the original and prevailing market rates, which supports a value-driven investment thesis. One-bedroom apartments in this area are in consistent demand for both long-term and short-term rentals, driven by the location’s connectivity, amenities, and leisure attractions. Liquidity for similar units has historically been strong, with a buyer profile that includes professionals, expatriate families, and international investors seeking Dubai’s waterfront lifestyle. Key risk considerations include the handover timeline (June 2027) and the broader market’s sensitivity to new supply in the luxury and upper mid-tier segments. However, Bluewaters Island’s limited land and unique positioning tend to support price resilience. Investors should also consider the payment plan structure and associated costs when evaluating yield and exit strategies.
For investors seeking a well-located, waterfront asset with strong rental and resale prospects, this 1-bedroom apartment in Bluewaters Bay Tower 2 presents a compelling case. The current discount to both original and market prices provides a margin of safety, while the project’s amenities and location underpin ongoing demand. The handover in 2027 allows for capital appreciation potential as the area matures and infrastructure is further enhanced. While the payment plan and off-plan nature introduce some risk, the fundamentals of Bluewaters Island and the developer’s track record offer reassurance. This opportunity suits investors with a medium-term horizon looking for a balance of yield, liquidity, and capital growth in one of Dubai’s most recognised waterfront communities.
Illustrative model
Set your own assumptions and see how DISTRESS DEAL: 1-BR IN BLUEWATERS BAY - TOWER 2 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 11 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.
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 2,832,260 |
| 1 | −AED 14,400 | — | −AED 14,400 |
| 2 | −AED 14,400 | — | −AED 14,400 |
| 3 | −AED 14,400 | — | −AED 14,400 |
| 4 | −AED 14,400 | — | −AED 14,400 |
| 5 | −AED 14,400 | AED 2,604,140 | AED 2,589,740 |
| Years 1–5 | −AED 72,000 | AED 2,604,140 | AED 2,532,140 |
| Less the year-0 outflow of AED 2,832,260 → total profit | −AED 300,120 | ||
Exit at year 5: illustrative sale price AED 2,660,000 less selling costs AED 55,860 = AED 2,604,140 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 2.06M | −AED 889k | — | — |
| −3% p.a. | AED 2.28M | −AED 668k | — | — |
| 0% p.a.your figure | AED 2.66M | −AED 300k | — | — |
| 3% p.a. | AED 3.08M | AED 115k | — | — |
| 5% p.a. | AED 3.39M | AED 419k | — | — |
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.
BLUEWATERS BAY - TOWER 2 — Bluewaters Island, Dubai
