Distress Deal

DISTRESS DEAL: 1-BR IN KEMPINSKI MARINA RESIDENCE

Asking PriceAED 2,100,000

Below Original Price22.4%

Size1,173 sq.ft

Bedrooms1

Price / Sq.FtAED 1,790

HandoverQ1 2029

Sold

Listed 21 May 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 21 May 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 2,100,000

PAYMENTS ON TRANSFER

1. Payment to seller	AED 409,350
2. DLD Transfer fee 4% + 40 AED	AED 84,040
3. DLD Registration Trustee fee + 5%VAT	AED 5,250
4. Buyer's agent commission 2% + 5%VAT	AED 44,100

PAYMENT PLAN SCHEDULE

31-July-2027	AED 130,050
30-November-2027	AED 260,100
31-March-2028	AED 130,050
31-March-2029	AED 260,100
31-July-2029	AED 130,050
30-November-2029	AED 130,050
31-March-2030	AED 130,050
31-July-2030	AED 130,050
30-November-2030	AED 130,050
31-March-2031	AED 130,050
17-September-2031	AED 130,050

SUMMARY

Total on Transfer	AED 542,740
Total remaining Payment Plan	AED 1,690,650
TOTAL COST FOR BUYER	AED 2,233,390

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Distress Deal

PROJECT DESCRIPTION

OVERVIEW

This 1-bedroom apartment in Kempinski Marina Residence is being presented as a distress deal at AED 2,100,000. The original price plus DLD fee was AED 2,705,037, so the current offer reflects a 22.4% discount, or AED 605,037 below the reference price. At 1,173 sq.ft, the entry basis is AED 1,790 per sq.ft, which is notably below recent transaction benchmarks for comparable units in the building. The apartment is semi-furnished, positioned on a high floor (22-25), and offers a partial sea view with a balcony. Handover is scheduled for Q1 2029, and the payment plan is structured with a manageable initial outlay and staged payments through to 2031. The immediate investment case is the ability to secure a branded, hotel-managed address in Dubai Marina at a significant discount to both launch and recent resale prices, with a long runway to completion and a post-handover payment schedule that can support cash flow management.

LOCATION & TRANSPORT

Kempinski Marina Residence occupies a prominent position in Dubai Marina, one of the city’s most established waterfront districts. Residents benefit from direct access to the Marina’s extensive promenade, with a wide range of dining, retail, and leisure options within walking distance. The location is well-served by public transport, including Dubai Metro and tram stations, and offers straightforward car access to Sheikh Zayed Road for connections across the city. For investors, this means a broad tenant pool, from professionals working in Media City and JLT to short-stay visitors seeking a central, waterfront base. The area’s established infrastructure and connectivity underpin both rental demand and long-term resale liquidity, while the building’s proximity to marina berths and yacht clubs adds a lifestyle dimension that appeals to a premium segment.

AMENITIES & SURROUNDING

The Kempinski Marina Residence is designed as a high-amenity, hotel-managed residential tower. Residents will have access to a 24-hour concierge, security, and a suite of hospitality services including butler, housekeeping, and valet parking. The building features an infinity pool, gym, yoga studio, zen garden, cinema room, residents’ lounge, and dedicated kids’ play areas. Sports facilities include basketball and padel tennis courts, a golf simulator, and jogging tracks. The project also incorporates landscaped terraces, some with vertical gardens, and retail units at podium level. The surrounding Dubai Marina district is fully developed, offering supermarkets, pharmacies, clinics, and a range of F&B outlets. The combination of hotel-style services and comprehensive amenities positions the building as a lifestyle-led address, with the backing of the Kempinski brand and management standards.

MARKET

At AED 1,790 per sq.ft, this unit is priced below both the original launch and recent resale transactions in Kempinski Marina Residence, where 1-bedroom units have traded at higher per-square-foot levels. The Dubai Marina market remains one of the most liquid in the city, with strong demand for branded residences and hotel-managed apartments. The handover timeline (Q1 2029) means the buyer is taking a medium-term view, with the potential for capital appreciation as the project nears completion. The payment plan structure, with a relatively low initial outlay and extended post-handover schedule, may appeal to investors seeking to stagger their exposure or manage leverage. The main underwriting points are the project’s delivery risk, the service charge environment typical of branded residences, and the competitive landscape in Dubai Marina, where several new launches are targeting a similar tenant and buyer profile. However, the Kempinski brand and the building’s amenity set provide a clear differentiation, and the current discount offers a buffer against market volatility or delays.

CONCLUSION

This distress deal in Kempinski Marina Residence is best suited to investors who value a branded, hotel-managed address in Dubai Marina and are comfortable with a medium-term completion horizon. The pricing is visibly below both launch and recent resale benchmarks, and the payment plan supports flexible capital deployment. The main risks are tied to project delivery, service charges, and the evolving supply in the branded residence segment, but the discount provides a margin of safety. For buyers seeking exposure to Dubai Marina’s rental and resale market, with the added appeal of Kempinski management and a comprehensive amenity offering, this deal presents a well-priced entry point. As always, careful review of the payment schedule, service charge estimates, and project progress is advised before commitment, but the underlying thesis is a straightforward value play in a recognised Dubai address.

Illustrative model

Scenario modeller

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

Purchase

Purchase price

The price you are actually considering.

Unit size

Drives the service charge only.

Time to handover

Rent and service charge both start here.

Holding & income

Gross annual rent

Your figure — we have not assumed one.

Rent growth

0% holds rent flat. It may be negative.

Vacancy allowance

8% is roughly a month plus re-letting.

Maintenance & management

Letting fees and routine repairs.

Service charge

Replace with the building's own schedule.

Acquisition costs

DLD transfer fee

4% is the Dubai standard.

Agency fee

Buyer-side. 5% VAT added.

Conveyancing, trustee & admin

Trustee, title deed, NOC.

Exit

Holding period

1 to 40 years.

Exit price growth

0% by default: we publish no price forecasts.

Sale agency fee

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

KEMPINSKI MARINA RESIDENCE — Dubai Marina

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