This one-bedroom apartment in Keturah Resort G1, Healthcare City Phase II, is offered at AED 6,000,000. The source lists an original price plus the 4% DLD fee of AED 6,399,120, placing the asking figure AED 399,120, or 6.2%, below original price. The apartment measures 1,335 sq.ft of built-up area, which puts the entry basis at AED 4,494 per sq.ft on that built-up area. It sits on a high floor with a Downtown and garden aspect, carries a balcony and an allocated parking space, and is scheduled for handover in Q4 2027. The developer is MAG. What distinguishes the unit at this level is its floor plate: 1,335 sq.ft is generous for a one-bedroom layout, and buyers comparing it on headline bedroom count alone will understate what is being bought.
KETURAH RESORT G1 · Healthcare City Phase IIMAG · Healthcare City Phase II
DISTRESS DEAL: 1-BR IN KETURAH RESORT G1
- Unit
- 1-BR
- Size
- 1,335 sq.ft
- Developer
- MAG
- Handover
- Q4 2027
The discount is measured against the original price + DLD recorded for this unit, not against a valuation.
Available when we last checked on 17 September 2026. The asking price shown is the one published when the listing was added on 10 September 2026, 7 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
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The numbers
Payment breakdown
- Payment to sellerAED 5,384,700
- DLD Transfer fee (4% of OP + 40 AED)AED 246,160
- Trustee Office FeeAED 5,250
- Buyer's Agency Commission (2% + VAT)AED 126,000
- Total on transferAED 5,762,110
- On HandoverAED 615,300
- Total remaining payment planAED 615,300
Ask us to walk through this schedule, or to confirm the current balance with the developer before terms are agreed.
Ask about these termsUnit details
- Property type
- Apartment
- Floor
- High
- View
- Downtown, Garden
Layout
Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
Keturah Resort G1 stands in Healthcare City Phase II, the waterfront extension of Dubai Healthcare City along the inland reach of Dubai Creek. The setting is unusual for a central Dubai address: the creek frontage sits opposite the Ras Al Khor Wildlife Sanctuary, a protected wetland, so the outlook to one side is conservation land rather than construction. Ras Al Khor Road runs along the northern edge of the district and feeds directly into Business Bay and Downtown Dubai, with Al Khail Road giving the cross-city connection south and west. Dubai International Airport lies to the north east on the far side of the creek. The district is car-served rather than metro-served at present, which suits owner-occupiers and tenants who drive, and the road geometry is unusually forgiving for a location this close to the centre.
AMENITIES & SURROUNDING
The immediate surroundings combine the creek waterfront with the established clinical and academic campus of Dubai Healthcare City, which gives the district a settled, low-traffic character outside working hours. Landscaped creek-side walking and cycling routes run along the water, and the wetland reserve to the south is a genuine amenity for residents who value open outlook and birdlife over nightlife. Retail, dining and everyday services are concentrated in the Healthcare City campus and in neighbouring Nad Al Hamar and Al Jaddaf, with the Downtown and Business Bay retail cluster a short drive along Ras Al Khor Road. The apartment itself carries a balcony and an allocated parking space. For the building's full amenity schedule, the service charge position and the floor plan, please contact us and we will send them across.
MARKET
The discount here is stated against the original purchase price plus the 4% DLD registration fee, which is the basis the source publishes; it is not a valuation against current resale evidence, and we have not attached one. On that basis the seller is releasing the unit at AED 399,120 below what the original buyer committed. At AED 4,494 per sq.ft on built-up area the entry sits at the upper end of the inland-creek market, which reflects the Keturah positioning and the high floor rather than any discount to the district as a whole. The relevant question for a buyer is the remaining payment profile: with handover in Q4 2027, the balance still due to the developer sits alongside the sum payable to the seller on transfer, and the two together set the real cost of entry. We hold the payment schedule and will walk you through it.
CONCLUSION
This suits a buyer who wants a large one-bedroom floor plate on a high floor in a central waterfront setting, and who is comfortable with a 2027 handover rather than immediate occupation. The high floor, the Downtown and garden aspect, and the protected wetland opposite are the durable parts of the proposition: outlook of that kind cannot be built out. The discount is real but modest, so the case rests on the asset and the position rather than on the size of the reduction. Transfer costs, the outstanding developer instalments and the seller's own position all need to be laid out before an offer, and we will do that with you. To see the floor plan, the payment schedule and the current availability, or to arrange a viewing of the development, please get in touch.
Location
KETURAH RESORT G1 — Healthcare City Phase II, Dubai
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 1-BR IN KETURAH RESORT G1 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 7 days old when we last checked this listing on 17 September 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.
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.
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)
| Year | Net operating income | Sale proceeds, net | Net cash flow |
|---|---|---|---|
| 0 · today | — | — | −AED 6,366,000 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 5,874,000 | AED 5,874,000 |
| Years 1–5 | AED 0 | AED 5,874,000 | AED 5,874,000 |
| Less the year-0 outflow of AED 6,366,000 → total profit | −AED 492,000 | ||
Exit at year 5: illustrative sale price AED 6,000,000 less selling costs AED 126,000 = AED 5,874,000 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 growth | Exit price | Total profit | ROI | IRR |
|---|---|---|---|---|
| −5% p.a. | AED 4.64M | — | — | — |
| −3% p.a. | AED 5.15M | — | — | — |
| 0% p.a.your figure | AED 6M | — | — | — |
| 3% p.a. | AED 6.96M | — | — | — |
| 5% p.a. | AED 7.66M | — | — | — |
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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