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Palm Jumeirah AED 3,579/sqftDubai Maritime City AED 3,144/sqftDowntown Dubai AED 2,928/sqftDubai Islands AED 2,766/sqftDubai Creek Harbour AED 2,566/sqftBusiness Bay AED 2,524/sqftDubai Marina AED 2,491/sqftDubai Hills Estate AED 2,445/sqftJumeirah Lakes Towers AED 2,293/sqftMohammed Bin Rashid City AED 2,098/sqftAl Jaddaf AED 2,049/sqftJumeirah Village Triangle AED 1,662/sqftDubai South AED 1,650/sqftArjan AED 1,591/sqftJumeirah Village Circle AED 1,496/sqftDubai Sports City AED 1,326/sqftALL DLD SALES · OFF-PLAN + EXISTINGPalm Jumeirah AED 3,579/sqftDubai Maritime City AED 3,144/sqftDowntown Dubai AED 2,928/sqftDubai Islands AED 2,766/sqftDubai Creek Harbour AED 2,566/sqftBusiness Bay AED 2,524/sqftDubai Marina AED 2,491/sqftDubai Hills Estate AED 2,445/sqftJumeirah Lakes Towers AED 2,293/sqftMohammed Bin Rashid City AED 2,098/sqftAl Jaddaf AED 2,049/sqftJumeirah Village Triangle AED 1,662/sqftDubai South AED 1,650/sqftArjan AED 1,591/sqftJumeirah Village Circle AED 1,496/sqftDubai Sports City AED 1,326/sqftALL DLD SALES · OFF-PLAN + EXISTING
DLD · MEDIAN 12M TO SEP 2026
AvailableDISTRESS DEAL: 1-BR IN DAMAC BAY 2 (779 SQ FT) — distress deal in Beachfront from Mitchell's Commercial Real EstateDAMAC BAY 2 (779 SQ FT) · Beachfront1 / 3

Damac · Beachfront

DISTRESS DEAL: 1-BR IN DAMAC BAY 2 (779 SQ FT)

Asking priceAED 2,585,000,AED 3,318 per sq.ft
Original price + DLDAED 3,278,080
DiscountAED 693,08021.1% below original price
Unit
1-BR
Size
779 sq.ft
Developer
Damac
Handover
Q4 2028
Enquire about this unitSee the floor plan

The discount is measured against the original price + DLD recorded for this unit, not against a valuation.

Available
Listed 28 September 2026

Available when we last checked. The asking price shown is the one published when the listing was added on 28 September 2026, and it is not re-checked against the market automatically. Confirm availability and price with us before you act on it.

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The numbers

Payment breakdown

Total cost for buyerAED 2,770,655The unit price plus the transfer fees and commission — the whole commitment, not the headline.
Unit priceAED 2,585,000
Fees and commissionAED 185,655
Step 01Due at transferAED 1,855,655Payable when the unit transfers to the buyer.
  • Payment to sellerAED 1,670,000
  • DLD Transfer fee (4% of OP + 40 AED)AED 126,120
  • Trustee Office FeeAED 5,250
  • Buyer's Agency Commission (2% + VAT)AED 54,285
  • Total on transferAED 1,855,655
Step 02Payable to Damac after transferAED 915,000The balance of the payment plan, which the buyer takes over.
  • 10.11.2026AED 95,000
  • 10.02.2027AED 95,000
  • 10.05.2027AED 95,000
  • 2028AED 630,000
  • Total remaining payment planAED 915,000

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
Floor
Low
View
Sea, beach and lush greenery
Features
Balcony

Layout

Floor plan

Floor plan for DISTRESS DEAL: 1-BR IN DAMAC BAY 2 (779 SQ FT)Floor planView full size

Floor plan

Floor plan for DISTRESS DEAL: 1-BR IN DAMAC BAY 2 (779 SQ FT)

Distress Deal

PROJECT DESCRIPTION

OVERVIEW

This one-bedroom apartment in Damac Bay 2, Beachfront, is offered at AED 2,585,000. The original price plus the 4% DLD fee was AED 3,278,080, so the asking price sits AED 693,080, or 21.1%, below original price. The unit measures 779 sq.ft of built-up area, which gives AED 3,318 per sq.ft on BUA. It is on a low floor, faces sea, beach and lush greenery, and has a balcony. Handover is scheduled for Q4 2028 and the developer is Damac.

The floor plan sets an open living and dining room along the balcony frontage, with the kitchen at the entrance corridor. The bedroom sits opposite the living room with its own en-suite bathroom, and a second bathroom serves off the entry corridor near the kitchen.

At transfer the buyer pays AED 1,855,655. Of that, AED 1,670,000 goes to the seller, AED 126,120 is the DLD transfer fee, AED 5,250 is the trustee office fee and AED 54,285 is the buyer's agency commission. Three payments of AED 95,000 fall due on 10 November 2026, 10 February 2027 and 10 May 2027, and a further AED 630,000 falls due in 2028, which brings the total cost to AED 2,770,655.

LOCATION & TRANSPORT

Beachfront is a residential quarter of Dubai Harbour, which the Dubai Land Department registers in Marsa Dubai. Dubai Harbour sits between Dubai Marina and Palm Jumeirah, and the unit's recorded view takes in the sea, the beach and the surrounding greenery. Sheikh Zayed Road runs past the community and gives direct access to Dubai Marina and Media City to the north and to Downtown Dubai and DIFC to the south. The Dubai Marina tram and Dubai Marina Metro station are a short distance away, and Dubai Harbour's own marina and ferry terminal serve residents who travel by water. Most residents here drive or use the tram, and the same roads serve a tenant commuting to Media City, DIFC or Downtown Dubai.

AMENITIES & SURROUNDING

Damac Bay 2 is a two-tower project on a shared podium, and the Dubai Land Department register records Tower A at 62 floors and Tower B at 61 floors, with 646 units across the project. The developer's renders show a double-height lounge with a sculptural chandelier, a marble-clad spa area and planted terraces around the podium's pool decks. Interiors in the developer's material are shown with floor-to-ceiling glazing framing the sea and the Burj Al Arab, and bedrooms finished with layered soft furnishings and a private seating nook by the window.

Dubai Harbour is built around its own marina and cruise terminal, and Dubai Marina Walk and The Beach at JBR are a short drive away for retail and dining.

MARKET

The 21.1% reduction is measured against what the first buyer contracted to pay, which is the original price plus the 4% DLD fee. Because the asking price is below that figure, the DLD transfer fee is 4% of the original price plus AED 40, which comes to AED 126,120.

Mitchell's project dataset, built from the Dubai Land Department's transaction register, records 8 one-bedroom off-plan sales in Damac Bay 2 between May 2025 and August 2026, at a median AED 4,180 per sq.ft and a median price of AED 3,460,500. This unit's AED 3,318 per sq.ft sits below that median, and its AED 2,585,000 asking price sits below the median price.

The Dubai Land Department records the project at 30.3% complete as at 15 July 2026. Handover is scheduled for Q4 2028, so there is no rental income before then.

CONCLUSION

This unit suits an investor or owner-occupier who wants a one-bedroom apartment with a sea and beach view in Damac Bay 2, Beachfront, and who is comfortable with a handover in the fourth quarter of 2028. The 21.1% reduction on original price and the price per sq.ft below the project's median registered sale are the two points that set it apart. Before committing, a buyer should settle how the AED 95,000 instalments and the AED 630,000 due in 2028 will be funded. Contact us to walk through the floor plan, the payment plan and the transfer arithmetic, and we will arrange the next steps with you.

Location

DAMAC BAY 2 (779 SQ FT) — Beachfront, Dubai

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Illustrative model

Scenario modeller

Set your own assumptions and see how DISTRESS DEAL: 1-BR IN DAMAC BAY 2 (779 SQ FT) behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.

Listed
28 September 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
21.1%

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 3,318/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
Q4 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 2.74M
Price plus every acquisition cost
Illustrative exit price
AED 2.58M
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 2,742,685
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 2,585,000
DLD transfer fee (4%)AED 103,400
Agency fee (2%)AED 51,700
VAT on agency fee (5%)AED 2,585
Conveyancing, trustee & adminAED 0
Total cash investedAED 2,742,685

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 (779 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 2,742,685
1AED 0—AED 0
2AED 0—AED 0
3AED 0—AED 0
4AED 0—AED 0
5AED 0AED 2,530,715AED 2,530,715
Years 1–5AED 0AED 2,530,715AED 2,530,715
Less the year-0 outflow of AED 2,742,685 → total profit−AED 211,970

Exit at year 5: illustrative sale price AED 2,585,000 less selling costs AED 54,285 = AED 2,530,715 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 2M———
−3% p.a.AED 2.22M———
0% p.a.your figureAED 2.58M———
3% p.a.AED 3M———
5% p.a.AED 3.30M———

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.

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