Distress Deal
On this page
The numbers
| UNIT PRICE | AED 950,000 |
| Payment to seller | AED 694,470 |
| DLD Transfer fee (4% + 40 AED) | AED 46,500 |
| DLD Registration Trustee fee + 5% VAT | AED 5,250 |
| Buyer's agent commission 2% + 5% VAT | AED 19,950 |
| 05 October 2026 to 05 July 2028, 22 monthly instalments | AED 255,530 |
| Total on Transfer | AED 766,170 |
| Total remaining Payment Plan | AED 255,530 |
| TOTAL COST FOR BUYER | AED 1,021,700 |
Layout
Distress Deal
This is a one-bedroom apartment in Samana Barari Views, in Majan, measuring 739 sq.ft on a high floor with a pool and community outlook and, characteristically for Samana, a private pool on the balcony. The asking price is AED 950,000 against an original price plus DLD of AED 1,207,960, a reduction of AED 257,960 or 21.4% below original price, a substantial gap for an apartment at this price point. On 739 sq.ft of built-up area that is AED 1,286 per square foot. The buyer settles AED 766,170 at transfer, of which AED 694,470 goes to the seller, and then carries AED 255,530 across 22 equal monthly instalments of AED 11,615 running from 5 October 2026 to 5 July 2028. Total cost to the buyer is AED 1,021,700, with handover scheduled for Q2 2027.
Majan sits in the northern part of Dubailand, bounded by Sheikh Mohammed Bin Zayed Road and Emirates Road, immediately south of Dubai Silicon Oasis and north of Dubailand Residence Complex. Access is straightforward in both directions on Sheikh Mohammed Bin Zayed Road, with Downtown Dubai roughly twenty-five minutes by car and Dubai International Airport around twenty-five to the north-east. Global Village, IMG Worlds of Adventure and Dubai Outlet Mall are all within a short drive. The district has no metro station and is car-dependent. Majan has grown quickly as a mid-market apartment district, and its tenant base is drawn substantially from Silicon Oasis, Academic City and the surrounding business parks. Emirates Road gives a clear run east towards Sharjah and west towards Jebel Ali, which matters for tenants commuting out of the city centre.
Samana Barari Views follows the format Samana has built its Dubai output around: compact apartments with a private plunge pool on the balcony, set in buildings with resort-style communal amenity. Developments of this type typically include a large outdoor pool deck, a gymnasium, landscaped podium areas, covered parking and often a jogging track or outdoor cinema. The unit is on a high floor with a pool and community view. Majan's surrounding amenity is practical rather than destination retail: supermarkets, clinics, pharmacies and casual dining serving a resident population, with larger shopping at Dubai Outlet Mall and Global Village nearby. Schools serving the area cluster around Dubai Silicon Oasis and Academic City, a short drive to the north. As with any balcony pool, the maintenance obligation and the way it is treated in the service charge are worth confirming before purchase.
A 21.4% reduction against original price plus DLD is a large reduction on a unit at this price point, and at AED 1,286 per square foot the entry point is low. The payment shape is unusually buyer-friendly: after AED 766,170 at transfer, the remaining AED 255,530 is spread across 22 monthly instalments of AED 11,615, a figure most buyers can service from rent once the unit hands over in Q2 2027. Against that, the private-pool-on-balcony format is a specific product with a specific buyer, and resale depends on that demand persisting. Majan carries the same supply exposure as the wider Dubailand corridor: a large land bank and continuing delivery of comparable apartment stock, which is the main pressure on both values and achievable rent. The unit is also small enough that the total commitment stays within mortgage reach for a wide band of buyers, which supports resale liquidity at this price point.
The total commitment of AED 1,021,700 is modest by Dubai standards, and the monthly instalment structure makes it unusually manageable. A 21.4% discount to original price on a unit handing over in Q2 2027, with the balance spread at AED 11,615 a month to mid-2028, is a structure that works for a buyer building a rental position rather than trading. The risks are supply in the Dubailand corridor and the narrower resale market for a balcony-pool product. Every figure here comes from the seller's published listing and should be confirmed with us before you act. We can supply the floor plan, the full instalment schedule and an introduction to the seller's agent. We can also confirm the service charge and whether the balcony pool is separately metered.
Illustrative model
Set your own assumptions and see how DISTRESS DEAL: 1-BR IN SAMANA BARARI VIEWS behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.
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.
As stated on this listing. Rent cannot start before handover, so on an incomplete unit the early years of the schedule below are holding cost only.
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 1,007,950 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 930,050 | AED 930,050 |
| Years 1–5 | AED 0 | AED 930,050 | AED 930,050 |
| Less the year-0 outflow of AED 1,007,950 → total profit | −AED 77,900 | ||
Exit at year 5: illustrative sale price AED 950,000 less selling costs AED 19,950 = AED 930,050 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.
| Exit growth | Exit price | Total profit | ROI | IRR |
|---|---|---|---|---|
| −5% p.a. | AED 735k | — | — | — |
| −3% p.a. | AED 816k | — | — | — |
| 0% p.a.your figure | AED 950k | — | — | — |
| 3% p.a. | AED 1.10M | — | — | — |
| 5% p.a. | AED 1.21M | — | — | — |
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.
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.
More deals
The most recently listed deals that were still available when we last checked. Sold units are not shown here.
DAMAC Sun City
Healthcare City Phase II
Arjan
The Valley
Saadiyat Island, Abu Dhabi
Emaar South
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.
