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 20 August 2026, -17 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 1,780,000 |
| Original price + DLD 4% | AED 2,303,794 |
| Selling price | AED 1,780,000 |
| Discount | AED 523,794 (22.7%) |
| Developer | Object 1 |
| Sub-community | Jumeirah Garden City |
| Property type | Apartment |
| Built-up area | 910 sq.ft |
| Price per sq.ft (BUA) | AED 1,956 |
| Floor | (2-5) |
| View | Community |
| Handover | Q4 2026 |
| Source listing | distressonly.deals/u/SFwLnk — listed 20 August 2026 |
Distress Deal
This one-bedroom corner apartment in Evergr1n House, Jumeirah Garden City, is offered at AED 1,780,000. The source records an original price plus the 4% DLD fee of AED 2,303,794, so the asking figure sits AED 523,794, or 22.7%, below original price. That is the largest percentage reduction in the current group of listings. The apartment measures 910 sq.ft of built-up area, giving an entry basis of AED 1,956 per sq.ft on that built-up area. It occupies a low floor band between the second and fifth storeys with a community aspect, is a corner unit and carries a balcony. Handover is stated as Q4 2026, the nearest horizon in this group, and the developer is Object 1. A 22.7% reduction on a near-complete building is an unusual combination. The floor plan is available on request.
Jumeirah Garden City occupies the Al Satwa blocks between Sheikh Zayed Road and 2nd December Street, one of the most central pieces of ground in the city and one of the last to be redeveloped at scale. The position is its principal asset. The World Trade Centre and the Dubai International Financial Centre are immediately along Sheikh Zayed Road to the south-east, with Emirates Towers and World Trade Centre stations on the metro Red Line within reach on foot from parts of the district. City Walk lies directly across Al Wasl Road to the west and the Jumeirah public beaches are a short drive beyond it. Al Satwa's own street grid connects through to Bur Dubai and the creek quarter to the east. For a one-bedroom apartment aimed at professional occupancy, a walkable commute to the financial and exhibition districts is the single strongest support for tenant demand.
Al Satwa is a long-established, densely occupied quarter with a working street economy of grocers, tailors, cafés, clinics and independent retail, and that existing fabric is what distinguishes Jumeirah Garden City from a newly built district with amenities still to arrive. City Walk's open-air retail and dining quarter, the Coca-Cola Arena and Box Park sit immediately to the west; Safa Park and the Dubai Water Canal walkways are a short distance south; and the Jumeirah beachfront and La Mer are within a few minutes by car. This apartment holds a corner position with a community aspect and its own balcony, and it sits low in the building rather than high. For the building's facility schedule and the floor plan, please contact us. The low floor band is worth viewing in person for that reason.
The 22.7% reduction is measured against the original price plus the 4% DLD registration fee, the basis the source publishes, and it compares the asking figure with the first buyer's commitment rather than with current resale evidence. We have not attached a valuation. At AED 1,956 per sq.ft on built-up area, an entry basis under AED 2,000 for a central Satwa address is well below what the position would ordinarily command. The cash reduction of AED 523,794 on a sub-AED 1.8m asking price is the largest proportionate discount in this group, and with handover stated as Q4 2026 the remaining developer commitment is short. That combination, a large discount with little construction risk left, is the thing to verify carefully, and we will do exactly that.
This suits a buyer who wants a central, walkable Satwa address at an entry basis under AED 2,000 per sq.ft on built-up area, with occupation in 2026 rather than a multi-year wait. The corner position and the near-term handover are both in its favour; the low floor band is the offsetting attribute and should be weighed against the aspect you want. A 22.7% reduction so close to completion is the most striking figure in the current catalogue, and it deserves proper diligence rather than enthusiasm: we will confirm the outstanding instalments, the seller's position, the transfer costs and the construction status before an offer is made. For the floor plan, the payment schedule and current availability, please get in touch.
Illustrative model
Set your own assumptions and see how DISTRESS DEAL: 1-BR IN EVERGR1N HOUSE 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 -17 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.
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.
Set service charge, maintenance & management, vacancy allowance above to see cash back — until then this figure would be assuming zero for them.
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.
Figures marked “—” need service charge, maintenance & management, vacancy allowance entered above — we do not compute them on an assumed zero.
| Year | Net operating income | Sale proceeds, net | Net cash flow |
|---|---|---|---|
| 0 · today | — | — | −AED 1,888,580 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 1,742,620 | AED 1,742,620 |
| Years 1–5 | AED 0 | AED 1,742,620 | AED 1,742,620 |
| Less the year-0 outflow of AED 1,888,580 → total profit | −AED 145,960 | ||
Exit at year 5: illustrative sale price AED 1,780,000 less selling costs AED 37,380 = AED 1,742,620 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.
| Exit growth | Exit price | Total profit | ROI | IRR |
|---|---|---|---|---|
| −5% p.a. | AED 1.38M | — | — | — |
| −3% p.a. | AED 1.53M | — | — | — |
| 0% p.a.your figure | AED 1.78M | — | — | — |
| 3% p.a. | AED 2.06M | — | — | — |
| 5% p.a. | AED 2.27M | — | — | — |
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.
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.
EVERGR1N HOUSE — Jumeirah Garden City, Dubai
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