Distress Deal
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 17 June 2026 and is historic. It is not an indication of what the same unit, or a comparable one, would cost today.
On this page
The numbers
| UNIT PRICE | AED 2,400,000 |
| Payment to seller | AED 1,668,134 |
| DLD Transfer fee 4% + 40 AED | AED 96,040 |
| DLD Registration Trustee fee + 5%VAT | AED 5,250 |
| Buyer's agent comission 2% + 5%VAT | AED 50,400 |
| On Handover | AED 731,866 |
| Total on Transfer | AED 1,819,824 |
| Total remaining Payment Plan | AED 731,866 |
| TOTAL COST FOR BUYER | AED 2,551,690 |
Photography
Distress Deal
This 1-bedroom apartment in Oceano - Tower B on Al Marjan Island, Ras Al Khaimah, is offered at AED 2,400,000, reflecting a 5.4% discount to the original price of AED 2,537,136. With a built-up area of 938 sq.ft, the entry basis is AED 2,559 per sq.ft. The unit is positioned on a low floor, with a balcony offering plaza and side sea views. Handover is scheduled for Q4 2026, so the immediate investment case is for a buyer seeking a below-market entry into a new-build waterfront project ahead of completion. The payment structure includes a significant portion due on transfer, with the balance payable on handover, providing a degree of flexibility for capital deployment. The key thesis is an early-stage acquisition at a discount, in a project that aims to benefit from the ongoing transformation of Al Marjan Island as a lifestyle and leisure destination.
Oceano - Tower B is located on Al Marjan Island, a man-made archipelago in Ras Al Khaimah. The island is positioned as a growing hospitality and residential hub, with increasing attention following major resort openings and infrastructure investment in the emirate. Access to Al Marjan Island is via Sheikh Mohammed Bin Salem Road, connecting to the E11 highway, which links Ras Al Khaimah to Dubai and the wider Northern Emirates. The drive to Dubai International Airport typically takes around 50-60 minutes, making the area accessible for both residents and short-stay guests. Public transport options are limited, so private car or ride-hailing services are the primary means of mobility. The location appeals to buyers seeking a waterfront setting with a quieter, resort-style atmosphere, while still being within reach of Dubai’s urban core.
Oceano is being developed by The Luxe and is positioned as a high-amenity residential project. Residents can expect features such as a swimming pool, fitness centre, landscaped communal areas, and direct access to the island’s waterfront promenades. The building is designed to offer a blend of privacy and connectivity, with retail and dining options planned within the wider Oceano development or nearby on Al Marjan Island. The surrounding area is seeing rapid development, with several hotels, resorts, and leisure facilities either operational or under construction. This includes beach clubs, wellness centres, and family-friendly attractions, supporting both end-user and rental demand. The island’s master plan emphasises walkability, green spaces, and a resort-led lifestyle, which should underpin long-term appeal for residents and visitors alike.
The Ras Al Khaimah property market has seen increased investor interest, particularly in waterfront and branded residential projects on Al Marjan Island. The area is positioned as an emerging alternative to Dubai’s established coastal communities, with lower entry prices and the potential for capital appreciation as infrastructure matures. At AED 2,559 per sq.ft, this unit sits at the upper end of the local market, reflecting the new-build status and waterfront positioning. The 5.4% discount to the original price provides a margin for buyers concerned about future supply and market volatility. Rental demand is expected to be driven by both long-term residents and the short-stay segment, given the island’s hospitality focus. Liquidity may be more limited than in Dubai, so investors should underwrite for a longer holding period and factor in the risks associated with off-plan delivery, including potential delays and changes in market sentiment. The buyer profile is likely to include both end-users seeking a primary or secondary home and investors targeting rental yields or future resale.
This deal offers an early entry into a waterfront project on Al Marjan Island at a visible discount to the original price. The payment plan structure allows for staged capital commitment, and the unit’s size and views should appeal to both end-users and the rental market. The main risks are linked to the off-plan nature of the asset, the evolving character of the Al Marjan Island market, and the potential for slower liquidity compared to more established Dubai locations. For investors comfortable with these dynamics, the case is a disciplined acquisition at a below-market basis, with upside potential tied to the ongoing development of Ras Al Khaimah’s coastal corridor. As always, buyers should review the developer’s track record, confirm the payment schedule, and assess the local supply pipeline before committing. If those fundamentals align, this unit could serve as a strategic addition to a diversified UAE property portfolio.
Illustrative model
Set your own assumptions and see how DISTRESS DEAL: 1-BR IN OCEANO behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.
Enter the asking price to run the model.
Every figure recalculates as you type. Use the price you are actually considering.
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.
OCEANO — Al Marjan Island, Ras Al Khaimah
