+971 58 552 7721
Connect Now
Palm Jumeirah AED 3,554/sqftDubai Maritime City AED 3,154/sqftDowntown Dubai AED 2,890/sqftDubai Islands AED 2,771/sqftDubai Creek Harbour AED 2,563/sqftBusiness Bay AED 2,505/sqftDubai Marina AED 2,481/sqftDubai Hills Estate AED 2,455/sqftJumeirah Lakes Towers AED 2,315/sqftMohammed Bin Rashid City AED 2,099/sqftAl Jaddaf AED 2,053/sqftJumeirah Village Triangle AED 1,661/sqftDubai South AED 1,652/sqftArjan AED 1,582/sqftJumeirah Village Circle AED 1,487/sqftDubai Sports City AED 1,328/sqftALL DLD SALES · OFF-PLAN + EXISTINGPalm Jumeirah AED 3,554/sqftDubai Maritime City AED 3,154/sqftDowntown Dubai AED 2,890/sqftDubai Islands AED 2,771/sqftDubai Creek Harbour AED 2,563/sqftBusiness Bay AED 2,505/sqftDubai Marina AED 2,481/sqftDubai Hills Estate AED 2,455/sqftJumeirah Lakes Towers AED 2,315/sqftMohammed Bin Rashid City AED 2,099/sqftAl Jaddaf AED 2,053/sqftJumeirah Village Triangle AED 1,661/sqftDubai South AED 1,652/sqftArjan AED 1,582/sqftJumeirah Village Circle AED 1,487/sqftDubai Sports City AED 1,328/sqftALL DLD SALES · OFF-PLAN + EXISTING
DLD · MEDIAN 12M TO OCT 2026
AvailableDISTRESS DEAL: 1-BR IN PALACE RESIDENCES — distress deal in Dubai Creek Harbour from Mitchell's Commercial Real EstatePALACE RESIDENCES · Dubai Creek Harbour1 / 27

Emaar · Dubai Creek Harbour

DISTRESS DEAL: 1-BR IN PALACE RESIDENCES

Asking priceAED 1,730,000AED 2,454 per sq.ft
Original price + DLDAED 2,121,600
DiscountAED 391,60018.5% below original price
Unit
1-BR
Size
705 sq.ft
Developer
Emaar
Enquire about this unitSee the floor plan

The discount is measured against the original price + DLD recorded for this unit, not against a valuation.

Available
Listed 18 October 2026

Available when we last checked. The asking price shown is the one published when the listing was added on 18 October 2026, and it is not re-checked against the market automatically. Confirm availability and price with us before you act on it.

Interested in distressed property deals?

Ask us anything about this one — the asking price, the payment terms, the running costs, or how it compares with what else is trading nearby. A member of the Mitchell's team will come back with a straight answer and a clear next step. It takes under a minute, and there's no obligation.

Choose one — the next questions adapt to your answer.

Scan or tap to message Mitchell's on WhatsAppScan or tap to chat

Connect now

MeetWhatsAppCallEmail

On this page

Quick navigation

The numbers

Payment breakdown

Total cost for buyerAED 1,840,350The unit price plus the transfer fees and commission — the whole commitment, not the headline.
Unit priceAED 1,730,000
Fees and commissionAED 110,350
At transferDue at transferAED 1,840,350Payable when the unit transfers to the buyer.
  • Payment to sellerAED 1,730,000
  • DLD Transfer fee (4% + 40 AED)AED 69,240
  • Trustee Office FeeAED 4,200
  • Buyer's Agency Commission (2% + VAT)AED 36,330
  • Title Deed FeeAED 580
  • Total on transferAED 1,840,350

Ask us to walk through this schedule, or to confirm the current balance with the developer before terms are agreed.

Ask about these terms

Unit details

Property type
Apartment
View
Creek Island
Balcony
Yes
Parking
Yes
Handover
Ready and vacant
Buyer
Cash only

Layout

Floor plan

Floor plan for DISTRESS DEAL: 1-BR IN PALACE RESIDENCESFloor planView full size

Floor plan

Floor plan for DISTRESS DEAL: 1-BR IN PALACE RESIDENCES

Distress Deal

PROJECT DESCRIPTION

OVERVIEW

The property is a one-bedroom apartment in Palace Residences, an Emaar building in Dubai Creek Harbour. The stated size is 705 sq.ft. The unit looks towards Creek Island and comes with a balcony and a parking space. It is ready and vacant, so the buyer takes possession at transfer.

The asking price is AED 1,730,000. The original price plus the 4% DLD fee is AED 2,121,600, so the reduction is AED 391,600, or 18.5% below original price. On the stated size the price works out at AED 2,454 per sq.ft, against AED 3,009 per sq.ft at the original price plus DLD. The seller will deal with cash buyers only. The full amount falls due at transfer: AED 1,730,000 to the seller plus the transfer fees, for a total of AED 1,840,350.

LOCATION & TRANSPORT

The developer's location plan places Palace Residences on the island side of Dubai Creek Harbour, beside Creek Marina and next to the Creek Tower Bridge. Dubai Creek Tower and Dubai Square sit to the south-east on the same plan. The Ras Al Khor Wildlife Sanctuary lies across the water to the south, and the creek itself runs along the western edge.

The same plan marks a major highway along the north-eastern edge of the district. The photographs taken from the balcony look over a landscaped boulevard towards the Creek Harbour towers, and a side view from the building takes in the creek and one of its bridges.

AMENITIES & SURROUNDING

The photographs show a pool deck on the podium with sun loungers, a shaded seating area and planting. There is a furnished residents' lobby with a lounge and display shelving. Corridors on the residential floors have timber-effect flooring and recessed lighting.

Inside the apartment, the photographs show an open kitchen with white cabinets, a built-in oven, a microwave and a gas hob. Timber-effect flooring runs through the living area and the bedroom. The floor plan shows a double vanity in the bathroom, and the photograph shows a glass screen over the bath. A separate cupboard by the entrance holds the washing machine. Floor-to-ceiling glazing opens from the living room onto the balcony.

The developer's floor plan shows the kitchen along the entrance wall of an open living room, with the bedroom alongside it. The balcony runs across the front of the living room. Creek Marina, Dubai Creek Tower and Dubai Square are the nearest named places on the developer's plan, all within the same master plan.

MARKET

The reduction is measured against the original price plus the 4% DLD fee. On that basis the apartment is offered at 18.5% below original price, or AED 555 per sq.ft below the original rate on the stated size. The unit is complete and vacant. There is no construction stage left and no developer instalment to carry, so the price at transfer is the whole commitment. The listing includes a parking space with the apartment.

The DLD transfer fee is AED 69,240, struck on the asking price at 4% plus AED 40, as the unit is a completed resale. The trustee office fee is AED 4,200 and the title deed fee is AED 580. The buyer's agency commission, at 2% plus VAT, is AED 36,330. With the AED 1,730,000 payment to the seller, those items make up the AED 1,840,350 due at transfer. Because the seller requires a cash buyer, the purchase has to be funded without a mortgage.

CONCLUSION

The apartment suits a buyer who wants a finished one-bedroom unit in Dubai Creek Harbour with possession at transfer, and who can fund the full price in cash. It also suits an investor who wants a unit ready to let at 18.5% below original price, with no instalments to follow.

The total cost including every transfer fee is AED 1,840,350, and the price on the stated size is AED 2,454 per sq.ft. Before terms are agreed, the title deed and a current service charge statement should be checked, and a viewing should confirm the condition shown in the photographs.

Location

PALACE RESIDENCES — Dubai Creek Harbour

Get Directions

Illustrative model

Scenario modeller

Set your own assumptions and see how DISTRESS DEAL: 1-BR IN PALACE RESIDENCES behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.

Listed
18 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.

Below original price
18.5%

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 2,454/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.

Purchase

Seeded from this page. Change it to your figure.

Drives the service charge only.

Rent and service charge both start here.

Holding & income

Your figure. We have not assumed one.

0% holds rent flat. It may be negative.

Your figure — we publish none. A month vacant plus re-letting time is roughly 8%, if that fits your building.

Your figure — we publish none. Letting fees and routine repairs.

Your figure — we publish none. Look your building up on Mollak — rates run AED 3 to AED 30+.

Acquisition costs

4% is the Dubai standard.

Buyer-side. 5% VAT added.

Your figure — we publish none. The trustee tariff is tiered and the admin lines vary by office; ask your trustee office for the total, and add your NOC and any legal quote.

Exit

1 to 40 years.

0% by default: we publish no price forecasts.

5% VAT added automatically.

Total cash investedThe purchase price plus every cost of getting the keys. It is the denominator of the ROI, ROE and IRR figures.
AED 1.84M
Price plus every acquisition cost
Illustrative exit price
AED 1.73M
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
Cash out at t0AED 1,835,530
Cash back, years 1–5—

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 1,730,000
DLD transfer fee (4%)AED 69,200
Agency fee (2%)AED 34,600
VAT on agency fee (5%)AED 1,730
Conveyancing, trustee & adminAED 0
Total cash investedAED 1,835,530

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 (705 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)
YearNet operating incomeSale proceeds, netNet cash flow
0 · today——−AED 1,835,530
1AED 0—AED 0
2AED 0—AED 0
3AED 0—AED 0
4AED 0—AED 0
5AED 0AED 1,693,670AED 1,693,670
Years 1–5AED 0AED 1,693,670AED 1,693,670
Less the year-0 outflow of AED 1,835,530 → total profit−AED 141,860

Exit at year 5: illustrative sale price AED 1,730,000 less selling costs AED 36,330 = AED 1,693,670 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 growthExit priceTotal profitROIIRR
−5% p.a.AED 1.34M———
−3% p.a.AED 1.49M———
0% p.a.your figureAED 1.73M———
3% p.a.AED 2.01M———
5% p.a.AED 2.21M———

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.

Got questions?

Get Answers!

More deals

The latest distress deals

The most recently listed deals that were still available when we last checked. Sold units are not shown here.

DISTRESS DEAL: 1-BR IN SAFA ONE - TOWER B — Mitchell's Commercial Real Estate

Al Wasl

DISTRESS DEAL: 1-BR IN SAFA ONE - TOWER B

AED 1,961,388AED 1,697,355Asking price
13.5%Below O.P.
Size
850 sq.ft
Price / sq.ft
AED 1,997
Developer
Damac
Handover
Q2 2027
View →
DISTRESS DEAL: 2-BR + Maid's IN EYWA — Mitchell's Commercial Real Estate

Business Bay

DISTRESS DEAL: 2-BR + Maid's IN EYWA

AED 12,171,120AED 10,630,000Asking price
12.7%Below O.P.
Size
2,996 sq.ft
Price / sq.ft
AED 3,548
Developer
R.Evolution
Handover
Q3 2027
View →
DISTRESS DEAL: 2-BR + Maid's IN SAFA ONE - TOWER B — Mitchell's Commercial Real Estate

Al Wasl

DISTRESS DEAL: 2-BR + Maid's IN SAFA ONE - TOWER B

AED 4,666,147AED 4,038,012Asking price
13.5%Below O.P.
Size
2,042 sq.ft
Price / sq.ft
AED 1,977
Developer
Damac
Handover
Q2 2027
View →
Price reducedDISTRESS DEAL: 2-BR IN VOLTA — Mitchell's Commercial Real Estate

Downtown Dubai

DISTRESS DEAL: 2-BR IN VOLTA

AED 3,364,400AED 2,700,000Asking price
19.7%Below O.P.
Size
1,426 sq.ft
Price / sq.ft
AED 1,893
Developer
Damac
Handover
Q1 2028
View →
DISTRESS DEAL: 1-BR IN DAMAC BAY - TOWER C — Mitchell's Commercial Real Estate

Emaar Beachfront

DISTRESS DEAL: 1-BR IN DAMAC BAY - TOWER C

AED 3,584,880AED 2,800,000Asking price
21.9%Below O.P.
Price / sq.ft
AED 3,378
Developer
Damac
Handover
Q4 2027
View →
DISTRESS DEAL: 1-BR IN OCEAN POINT - TOWER 2 — Mitchell's Commercial Real Estate

Rashid Yachts and Marina

DISTRESS DEAL: 1-BR IN OCEAN POINT - TOWER 2

AED 1,868,764AED 1,536,000Asking price
17.8%Below O.P.
Price / sq.ft
AED 1,908
Developer
Emaar
View →
Browse all distress deals

Read next

A discounted unit is bought the same way any other is. The questions are just sharper. These are our own guides and articles on buying from overseas, taking on a resale or an off-plan assignment, and what the purchase costs.

The gold rule under an entry is its length, against the longest piece here.

Guides

Articles

Need help?