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 6 August 2026, -3 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 2,724,000 |
| Original price + DLD 4% | AED 3,077,930 |
| Selling price | AED 2,724,000 |
| Discount | AED 353,930 (11.5%) |
| Developer | LIV |
| Sub-community | Dubai Islands |
| Property type | Apartment |
| Built-up area | 884 sq.ft |
| Price per sq.ft (BUA) | AED 3,081 |
| Floor | (5-10) |
| View | Full Marina & Skyline |
| Handover | Q4 2027 |
| Source listing | distressonly.deals/u/razo4E — listed 6 August 2026 |
Distress Deal
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 the fifth to tenth 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. Of the three Dubai Islands apartments in this group, this is the one carrying an unobstructed marina and skyline outlook, and that aspect rather than the floor plate is what the entry basis is paying for. The floor plan is available on request.
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.
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.
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 this is the highest apartment basis of the three Dubai Islands listings in this group, and the full marina and skyline aspect is the reason. 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.
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.
Illustrative model
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.
The date this listing was added to our records. The asking price below is the one published then, and was still -3 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 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.
| 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.
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.
LIV OCEANSIDE — Dubai Islands
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