The property is a one-bedroom apartment in Palace Beach Residence, Tower 2, an Emaar development at Dubai Harbour. It sits on a low floor, has a balcony and looks out toward Palm Jumeirah. The stated size is 796 sq.ft. The selling price is AED 1,950,000, which works out at AED 2,450 per sq.ft on the stated size. The apartment is ready and vacant, so the keys can pass to the buyer once the transfer is registered. The buyer pays AED 2,073,770 in total, made up of the AED 1,950,000 payment to the seller and AED 123,770 of transfer costs. Nothing is staged after transfer, and the whole outlay is settled on the day the title deed is issued. The listing went live on 5 October 2026.
Emaar · Dubai Harbour
DISTRESS DEAL: 1-BR IN PALACE BEACH RESIDENCE - TOWER 2
Asking priceAED 1,950,000AED 2,450 per sq.ft
- Unit
- 1-BR
- Size
- 796 sq.ft
- Developer
- Emaar
Available
Listed 6 October 2026
Available when we last checked. The asking price shown is the one published when the listing was added on 6 October 2026, 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
Total cost for buyerAED 2,073,770The unit price plus the transfer fees and commission — the whole commitment, not the headline.
Unit priceAED 1,950,000
Fees and commissionAED 123,770
At transferDue at transferAED 2,073,770Payable when the unit transfers to the buyer.
- Payment to sellerAED 1,950,000
- DLD Transfer fee (4% + 40 AED)AED 78,040
- Trustee Office FeeAED 4,200
- Buyer's Agency Commission (2% + VAT)AED 40,950
- Title Deed FeeAED 580
- Total on transferAED 2,073,770
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
- Low
- View
- Palm Jumeirah
- Balcony
- Yes
- Handover
- Ready and vacant
Photography
Gallery
Layout
Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION
Dubai Harbour is a waterfront community on the Dubai coastline, facing the Palm Jumeirah crescent across the water. Palace Beach Residence is part of that setting, and Tower 2 is one of the buildings within it. The apartment looks toward the Palm, which gives the living space an open outlook over the sea. A resident reaches the wider city by car, and the coastal position means the daily routine centres on the harbour and the beachfront. Anyone weighing the apartment can visit the tower at the hours they would be there, walk the approach from the entrance, and see the view from the unit itself. A visit also shows how the building sits against the surrounding towers and the waterfront.
LAYOUT
The apartment is arranged as a single bedroom with a living room, a separate kitchen and dining area, one bathroom and a laundry. The floor plan puts the living room at 3.3 by 3.6 metres and the bedroom at 3.2 by 3.5 metres, with the kitchen and dining area at 2.9 by 2.2 metres and the bathroom at 2.9 by 2.0 metres. The bedroom and the living room both open to the balcony. The separate kitchen keeps cooking apart from the living room, and the dining area gives a defined place to eat without taking space from the lounge. The laundry sits within the apartment, so household washing needs no trip to a shared facility. The balcony faces the Palm Jumeirah view and extends the living space outdoors. With 796 sq.ft stated for a one-bedroom, the rooms are sized for a single occupant, a couple or a small household, and the low floor puts the apartment closer to street and garden level than a high-rise unit would be. Emaar is the developer of the tower, and the building follows the Palace Beach Residence scheme at Dubai Harbour.
COSTS
The payment to the seller is AED 1,950,000. Four transfer items sit on top of it. The DLD transfer fee is AED 78,040, which is four percent of the price plus AED 40. The trustee office fee is AED 4,200. The buyer's agency commission is AED 40,950, which is two percent of the price plus VAT. The title deed fee is AED 580. The five lines add up to AED 2,073,770, and that is the total cost for the buyer. Because the apartment is ready, there is no developer instalment schedule, and no sum falls due after the title deed is issued. Each line is paid at transfer, so the buyer can plan funds around one date. A buyer who finances part of the purchase will have a lender's own valuation and arrangement costs in addition, and those sit outside the figures on this page. The price per sq.ft of AED 2,450 is calculated on the stated size of 796 sq.ft.
CONCLUSION
The apartment suits a buyer who wants a one-bedroom home at Dubai Harbour with a Palm Jumeirah view, a balcony and a separate kitchen. It also suits an investor who prefers a ready unit, since a vacant apartment can be occupied or let straight after transfer. The price is AED 1,950,000, the price per sq.ft is AED 2,450 on the stated size, and the total cost including every transfer fee is AED 2,073,770. The developer is Emaar, the floor is low, and the handover status is ready and vacant.
Location
PALACE BEACH RESIDENCE - TOWER 2 — Dubai Harbour
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 1-BR IN PALACE BEACH RESIDENCE - TOWER 2 behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.
Listed
6 October 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.
Total cash investedThe purchase price plus every cost of getting the keys. It is the denominator of the ROI, ROE and IRR figures.
AED 2.07M
Price plus every acquisition cost
Illustrative exit price
AED 1.95M
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 1,950,000
DLD transfer fee (4%)AED 78,000
Agency fee (2%)AED 39,000
VAT on agency fee (5%)AED 1,950
Conveyancing, trustee & adminAED 0
Total cash investedAED 2,068,950
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 (796 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 2,068,950 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 1,909,050 | AED 1,909,050 |
| Years 1–5 | AED 0 | AED 1,909,050 | AED 1,909,050 |
| Less the year-0 outflow of AED 2,068,950 → total profit | −AED 159,900 | ||
Exit at year 5: illustrative sale price AED 1,950,000 less selling costs AED 40,950 = AED 1,909,050 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 1.51M | — | — | — |
| −3% p.a. | AED 1.67M | — | — | — |
| 0% p.a.your figure | AED 1.95M | — | — | — |
| 3% p.a. | AED 2.26M | — | — | — |
| 5% p.a. | AED 2.49M | — | — | — |
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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