This is a one-bedroom apartment in LIV Waterside, Dubai Marina, measuring 828 sq.ft between the 18th and 24th floors with a marina view and a balcony. The building is complete. The asking price is AED 2,700,000 against an original price plus DLD of AED 2,724,330, a reduction of AED 24,330 or 0.9% below original price. On 828 sq.ft of built-up area that is AED 3,261 per square foot, in line with completed Dubai Marina stock. The buyer settles AED 1,297,791 at transfer, of which AED 1,128,271 goes to the seller, and then pays AED 1,571,729 to the developer on transfer, by cash or mortgage, for a total cost of AED 2,869,520. The trustee office fee of AED 4,200, agency commission of AED 56,700 and title deed fee of AED 580 are included in the transfer total.
LIV WATERSIDE · Dubai Marina1 / 2LIV · Dubai Marina
DISTRESS DEAL: 1-BR IN LIV WATERSIDE
- Unit
- 1-BR
- Size
- 828 sq.ft
- Developer
- LIV
The discount is measured against the original price + DLD recorded for this unit, not against a valuation.
This unit has sold. The page is kept as a record. Every figure on it — the asking price, the discount to original price and the payment schedule — is the position as listed on 17 September 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
- Payment to sellerAED 1,128,271
- DLD Transfer fee (4% + 40 AED)AED 108,040
- Trustee Office FeeAED 4,200
- Buyer's Agency Commission (2% + VAT)AED 56,700
- Title Deed FeeAED 580
- Total on transferAED 1,297,791
- On transfer to the developer (cash or mortgage)AED 1,571,729
- Total remaining payment planAED 1,571,729
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Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
Dubai Marina is the high-rise waterfront district built around a man-made canal off Sheikh Zayed Road, and it remains one of the most densely served residential areas in the city. DMCC and Sobha Realty metro stations sit on the Red Line at the district's edge, the Dubai Tram runs through the Marina itself with multiple stops, and the Marina Walk gives seven kilometres of waterfront promenade. Jumeirah Beach Residence and The Beach retail strip are immediately west, Bluewaters Island and Ain Dubai a short walk over the bridge, and Palm Jumeirah a few minutes by car. Dubai International Airport is around thirty minutes and Al Maktoum International around thirty-five, outside peak hours. Tram and metro coverage together mean the district functions without a car for most day-to-day journeys, which is rare in Dubai and supports the tenant base.
AMENITIES & SURROUNDING
LIV Waterside is a completed tower on the Marina waterfront, and buildings of this class typically provide a pool deck, a gymnasium, residents' lounge space, concierge cover and covered parking. The substantive amenity, though, is the district: Marina Walk's restaurants and cafes, the Marina Mall, the yacht berths, and the beach at JBR a few minutes' walk away. This unit sits on the 18th to 24th floor band with a marina view, which is the aspect the building is priced on. Schools, clinics and supermarkets serving the district are established and within walking distance for most residents. Dubai Marina is one of a small number of districts in the city where a resident can live without a car. Service charges in established Marina towers vary widely between buildings, so the specific figure for this tower should be checked rather than assumed from the district average.
MARKET
The 0.9% reduction against original price is nominal, and this is not a discount play. The case is the address and the fact that the unit is finished: AED 3,261 per square foot in a completed Dubai Marina tower with a marina view sits inside the normal range for the district rather than below it. What a buyer should weigh carefully is the structure. AED 1,571,729 of the total is payable to the developer at transfer, by cash or mortgage, on top of AED 1,297,791 settled at transfer to the seller and the authorities. That is a full settlement at completion of purchase, so the buyer needs the whole amount available or committed finance in place. Marina one-bedroom units have a deep and long-established rental market. It is also worth noting that the discount here is quoted against the original price plus DLD rather than against a market comparison, so it says little about where the unit sits relative to current Marina resale values.
CONCLUSION
This suits a buyer who wants a finished, marina-facing apartment in Dubai's most established high-rise waterfront district and is buying for the address and the rental depth rather than for a discount. There is no construction risk, no handover date to wait for and no instalment tail. The reservations are that the reduction against original price is negligible at 0.9%, the price per square foot is at the upper end for a one-bedroom, and the whole consideration falls due at transfer. All figures are taken from the seller's published listing. Confirm the developer payment terms, the service charge and any outstanding amounts with us before you act, and we can arrange a viewing. We can also confirm the current tenancy position, if any, and the handover condition.
Location
LIV WATERSIDE — Dubai Marina
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 1-BR IN LIV WATERSIDE behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.
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Every figure recalculates as you type. Use the price you are considering.
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.
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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