This one-bedroom apartment in Liv Oceanside, Dubai Islands, is offered at AED 2,724,000. The source records an original price plus the 4% DLD fee of AED 3,077,930, so the asking figure sits AED 353,930, or 11.5%, below original price. The apartment measures 884 sq.ft of built-up area, giving an entry basis of AED 3,081 per sq.ft on that built-up area. It occupies a mid-level floor band, carries a full marina and skyline aspect, a balcony and allocated parking, and handover is stated as Q4 2027. The developer is LIV. The unobstructed marina and skyline outlook, rather than the floor plate, is what the entry basis is paying for.
Available
LIV OCEANSIDE · Dubai Islands
LIV OCEANSIDE · Dubai IslandsLIV · Dubai Islands
DISTRESS DEAL: 1-BR IN LIV OCEANSIDE
Asking priceAED 2,724,000AED 3,081 per sq.ft
Original price + DLDAED 3,077,930
DiscountAED 353,93011.5% below original price
- Unit
- 1-BR
- Size
- 884 sq.ft
- Developer
- LIV
- Handover
- Q4 2027
The discount is measured against the original price + DLD recorded for this unit, not against a valuation.
Available
Listed 6 August 2026
Available when we last checked. The asking price shown is the one published when the listing was added on 6 August 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 2,904,876The unit price plus the transfer fees and commission — the whole commitment, not the headline.
Unit priceAED 2,724,000
Fees and commissionAED 180,876
Step 01Due at transferAED 685,217Payable when the unit transfers to the buyer.
- Payment to sellerAED 504,341
- DLD Transfer fee (4% of OP + 40 AED)AED 118,422
- Trustee Office FeeAED 5,250
- Buyer's Agency Commission (2% + VAT)AED 57,204
- Total on transferAED 685,217
Step 02Payable to LIV after transferAED 2,219,659The balance of the payment plan, which the buyer takes over.
- 17-SEP-2026AED 147,977
- 14-FEB-2027AED 147,977
- 14-JUL-2027AED 147,977
- On CompletionAED 1,775,728
- Total remaining payment planAED 2,219,659
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
- Mid
- View
- Full Marina & Skyline
Layout
Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
Dubai Islands is the reclaimed archipelago off the Deira shoreline, formerly known as Deira Islands, developed under a Nakheel masterplan across five islands combining resort, marina and residential uses. The causeway from Al Khaleej Road is the main access, running south into Deira, the Gold Souk quarter and the historic creek district before connecting to Sheikh Rashid Road and the Dubai–Sharjah corridor. Dubai International Airport is a short drive inland to the south-east, which is a genuine advantage for owners who travel frequently. The Infinity Bridge to the west gives a direct crossing of the creek towards Bur Dubai and the Jumeirah corridor. Movement within the islands is by car while the internal road network and promenades are completed. For an owner who travels regularly, the drive to the airport from here is shorter than from most established residential districts in the city.
AMENITIES & SURROUNDING
The islands are planned around several kilometres of new beachfront, a marina district and waterfront promenades, with resort hotels and beach clubs forming much of the early occupancy and further golf and leisure uses set out in the masterplan. Souk Al Marfa and the Waterfront Market sit at the landward end of the causeway and the established Deira retail and dining quarter lies immediately behind them, giving the islands a working city hinterland rather than an isolated resort character. This apartment faces the marina and the city skyline across open water, and carries its own balcony and an allocated parking space. For the building's full facility schedule, the service charge position and the floor plan, please contact us. Beach and pool access arrangements vary between schemes on the islands, so it is worth establishing exactly what this building carries.
MARKET
The 11.5% 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 3,081 per sq.ft on built-up area the entry basis reflects the full marina and skyline aspect. Aspect is the one attribute within a building that cannot be changed after purchase, and on a waterfront scheme it is usually what separates the units that hold their value from those that do not. With handover in Q4 2027 the remaining instalments sit alongside the transfer payment.
CONCLUSION
This suits a buyer who wants the best available outlook on the new Deira waterfront rather than the lowest entry price, with occupation in 2027. The full marina and skyline aspect, the allocated parking and the mid-level floor band are the attributes that will still differentiate the unit at resale. The 11.5% reduction against original price is a useful addition to the case rather than the foundation of it. As with all the island stock, a buyer is taking a view on the pace at which the promenades, beaches and retail arrive around the building. Before an offer we will confirm the outstanding instalments, the transfer costs and the seller's position. For the floor plan and the payment schedule, please get in touch. We will also confirm what beach and marina access the building holds.
Location
LIV OCEANSIDE — Dubai Islands
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 1-BR IN LIV OCEANSIDE behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.
Listed
6 August 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
11.5%
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 3,081/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 2027
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.
Total cash investedThe purchase price plus every cost of getting the keys. It is the denominator of the ROI, ROE and IRR figures.
AED 2.89M
Price plus every acquisition cost
Illustrative exit price
AED 2.72M
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
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 2,724,000
DLD transfer fee (4%)AED 108,960
Agency fee (2%)AED 54,480
VAT on agency fee (5%)AED 2,724
Conveyancing, trustee & adminAED 0
Total cash investedAED 2,890,164
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 (884 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)
| Year | Net operating income | Sale proceeds, net | Net cash flow |
|---|---|---|---|
| 0 · today | — | — | −AED 2,890,164 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 2,666,796 | AED 2,666,796 |
| Years 1–5 | AED 0 | AED 2,666,796 | AED 2,666,796 |
| Less the year-0 outflow of AED 2,890,164 → total profit | −AED 223,368 | ||
Exit at year 5: illustrative sale price AED 2,724,000 less selling costs AED 57,204 = AED 2,666,796 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 2.11M | — | — | — |
| −3% p.a. | AED 2.34M | — | — | — |
| 0% p.a.your figure | AED 2.72M | — | — | — |
| 3% p.a. | AED 3.16M | — | — | — |
| 5% p.a. | AED 3.48M | — | — | — |
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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