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 a mid-level 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.
Sold
PALM BEACH TOWER 3 · Palm Jumeirah
PALM BEACH TOWER 3 · Palm JumeirahNakheel · Palm Jumeirah
DISTRESS DEAL: 1-BR IN PALM BEACH TOWER 3
Asking price as listedAED 3,500,000AED 3,286 per sq.ft
Original price + DLDAED 4,065,152
DiscountAED 565,15213.9% below original price
- Unit
- 1-BR
- Size
- 1,065 sq.ft
- Developer
- Nakheel
The discount is measured against the original price + DLD recorded for this unit, not against a valuation.
Sold
Listed 27 August 2026
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 27 August 2026 and is historic. It is not an indication of what the same unit, or a comparable one, would cost today.
On this page
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The numbers
Payment breakdown
Total cost for buyer, as listedAED 3,735,142The unit price plus the transfer fees and commission — the whole commitment, not the headline.
Unit priceAED 3,500,000
Fees and commissionAED 235,142
Step 01Due at transferAED 2,171,622Payable when the unit transfers to the buyer.
- Payment to sellerAED 1,936,480
- DLD Transfer fee (4% of OP + 40 AED)AED 156,392
- Trustee Office FeeAED 5,250
- Buyer's Agency Commission (2% + VAT)AED 73,500
- Total on transferAED 2,171,622
Step 02Payable to Nakheel after transferAED 1,563,520The balance of the payment plan, which the buyer takes over.
- On Handover (29-MAR-2027)AED 1,563,520
- Total remaining payment planAED 1,563,520
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Show me deals like this oneUnit details
- Property type
- Apartment
- Floor
- Mid
- View
- Burj Al Arab
- Handover
- April 2027
Layout
Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
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.
AMENITIES & SURROUNDING
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 mid-level 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.
MARKET
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 mid-level 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.
CONCLUSION
This suits a buyer who wants a Palm Jumeirah address with genuine connectivity rather than a secluded frond position, in a mid-level 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 mid-level 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.
Location
PALM BEACH TOWER 3 — Palm Jumeirah, Dubai
Illustrative model
Scenario modeller
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.
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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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