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 27 August 2026, -24 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 3,500,000 |
| Original price + DLD 4% | AED 4,065,152 |
| Selling price | AED 3,500,000 |
| Discount | AED 565,152 (13.9%) |
| Developer | Nakheel |
| Sub-community | Palm Jumeirah |
| Property type | Apartment |
| Built-up area | 1,065 sq.ft |
| Price per sq.ft (BUA) | AED 3,286 |
| Floor | (20-30) |
| View | Burj Al Arab |
| Handover | April 2027 |
| Source listing | distressonly.deals/u/xQHloG — listed 27 August 2026 |
Distress Deal
This one-bedroom apartment in Palm Beach Tower 3, Palm Jumeirah, is offered at AED 3,500,000. The source records an original price plus the 4% DLD fee of AED 4,065,152, so the asking figure sits AED 565,152, or 13.9%, below original price. The apartment measures 1,065 sq.ft of built-up area, giving an entry basis of AED 3,286 per sq.ft on that built-up area. It occupies the twentieth to thirtieth floor band, looks towards the Burj Al Arab, and carries a balcony. Handover is stated as April 2027 and the developer is Nakheel. Please note that we hold a separate listing in the same development, a different unit at a different size and price; the two should not be confused, and the size and floor band above identify this one. The floor plan is available on request.
Palm Beach Towers stand at the landward end of the Palm Jumeirah trunk, at the point where the island meets the mainland shoreline. That position is the most connected on the Palm: the Gateway monorail station is at the base of the trunk, linking north along the island to Atlantis and the resort crescent, and Sheikh Zayed Road is reached directly across the shoreline junction, putting Dubai Marina, Media City and the financial district within a straightforward drive. The trunk's own boulevard carries traffic the length of the island. A buyer at the trunk end trades the seclusion of a frond address for materially shorter journeys off the island, which for a one-bedroom apartment aimed at professional occupancy is usually the better trade. The monorail connects onward to the tram network at Palm Gateway, which gives a rail link to Dubai Marina without needing the car.
The trunk end of Palm Jumeirah has become the island's practical centre. Nakheel Mall sits directly alongside, with its supermarket, cinema, clinics and restaurant floors, and the Golden Mile parade runs along the trunk with further retail and dining. The Palm West Beach promenade, the boardwalk around the island's rim and the beach clubs along the crescent are all within reach, and The Pointe and Atlantis anchor the far end of the island. This apartment sits in a high floor band with an outlook towards the Burj Al Arab across the open water, and it carries its own balcony. For the building's full facility schedule, the beach and pool access arrangements, the service charge position and the floor plan, please contact us. The trunk position also means everyday shopping and services are reached on foot rather than by a drive down the spine of the island.
The 13.9% 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 3,286 per sq.ft on built-up area the entry basis is a Palm Jumeirah basis, and the reduction of AED 565,152 in cash is substantial for a one-bedroom apartment. The high floor band and the Burj Al Arab aspect are the attributes that differentiate units within the same tower, and they are fixed at purchase. With handover in April 2027, the outstanding developer instalments sit alongside the payment due to the seller at transfer, and the two together set the true cost of entry.
This suits a buyer who wants a Palm Jumeirah address with genuine connectivity rather than a secluded frond position, in a high floor band with an open seaward outlook, and who is content with a 2027 handover. The combination of a 13.9% reduction against original price, a high floor and a Burj Al Arab aspect is a strong one for a one-bedroom unit at this level. Because we hold a second, different unit in the same development, we will confirm in writing exactly which apartment an offer relates to before anything is submitted. We will also set out the outstanding instalments, the transfer costs and the seller's position. For the floor plan, the payment schedule and current availability, please get in touch.
Illustrative model
Set your own assumptions and see how DISTRESS DEAL: 1-BR IN PALM BEACH TOWER 3 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 -24 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.
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 3,713,500 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 3,426,500 | AED 3,426,500 |
| Years 1–5 | AED 0 | AED 3,426,500 | AED 3,426,500 |
| Less the year-0 outflow of AED 3,713,500 → total profit | −AED 287,000 | ||
Exit at year 5: illustrative sale price AED 3,500,000 less selling costs AED 73,500 = AED 3,426,500 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 2.71M | — | — | — |
| −3% p.a. | AED 3.01M | — | — | — |
| 0% p.a.your figure | AED 3.50M | — | — | — |
| 3% p.a. | AED 4.06M | — | — | — |
| 5% p.a. | AED 4.47M | — | — | — |
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.
PALM BEACH TOWER 3 — Palm Jumeirah, Dubai
More deals
The most recently listed deals that were still available when we last checked. Sold units are not shown here.
Healthcare City Phase II
Arjan
The Valley
Saadiyat Island, Abu Dhabi
Emaar South
Business Bay
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 actually costs.
The gold rule under an entry is its length, against the longest piece here.
How to Buy Dubai Property from Overseas
Power of attorney, attestation country by country, remote AML checks, funding the purchase, and remote signing against a short trip.
How to Buy Ready (Secondary) Property in Dubai
The fixed sequence the Land Department sets for a resale — an agreed Form F, a deposit, a developer NOC and the Trustee Office transfer.
Pre-Handover Assignment (Off-Plan ‘Flipping’) in Dubai: How It Works
Assigning an off-plan unit before handover — the developer NOC and minimum-paid rules, the fees that come off the profit, and when it still loses money.
Off-Plan Payment Plans in Dubai Explained: 10/90, 50/50 and Post-Handover
Construction-linked and post-handover structures, what escrow protects at each stage, and what happens if a later instalment cannot be funded.
NOC (No Objection Certificate) for a Dubai Property Purchase
What the developer’s certificate actually confirms, how service-charge clearance runs through Mollak, and the usual reasons issuance is delayed.
How to Vet a Dubai Developer Before You Buy
Brochures are marketing; DLD registration, project escrow status and broker licensing are checkable public facts. How to verify all three.
A Due-Diligence Checklist for Buying in Dubai
Who owns the title, whether the unit carries a mortgage or a restriction, whether its service charges are current — in order, with the tool that verifies each.
The True Cost of Buying Property in Dubai: All Fees Explained
Every fee set out individually — transfer, trustee office, agency commission, developer NOC and the mortgage costs — against the Land Department’s own published figures.
Mortgages for Non-Residents in Dubai
What a genuine non-resident can borrow, as distinct from a UAE-resident expatriate, which banks lend, and how a purchase is completed remotely.
Capital Gains & Property Tax in Dubai: What Investors Actually Pay
What an individual owner is and is not charged here, which transaction cost is the real one, and why your home-country position is a separate question.
How to Buy a Cancellation Unit in Dubai: Strategic Guide
A cancellation unit is a launch booking the first buyer lost — how they reach the market, and the steps to secure one at launch pricing.
How to Buy Dubai Property During Crisis and Build a Portfolio at Peak Fear
The historical entry points, yields by district, and a contrarian acquisition process for buying when confidence is at its lowest.
Buying a Resale Property in Dubai: Step-by-Step Guide for Investors
The process, the legal steps, the costs and the mortgage options, for residents and international investors alike.
How to Buy Property in Dubai as a Foreign Investor: Step-By-Step Guide
Costs, the legal process, the risks, and how to structure the investment — written for a buyer outside the UAE.
Buying Off-Plan Property in Dubai: Primary Market Guide
EOIs, SPAs, payment plans, Oqood, escrow, resales and mortgages — the primary market end to end.
Residential Mortgages in Dubai: Guide for Expats and Investors
Rates, loan-to-value limits, eligibility, fees and the documents a lender asks for, for residents and investors.
