The property is a one-bedroom apartment in Seapoint - Tower 2, an Emaar building in the Emaar Beachfront sub-community. The listed size is 764 sq.ft, and the unit sits on a floor between 10 and 18. It has a partial water view and a balcony. Handover is scheduled for Q2 2028. The asking price is AED 2,630,000 against an original price plus DLD of AED 3,065,804, a reduction of AED 435,804 or 14.2% below original price. On the stated size of 764 sq.ft the price works out at AED 3,442 per sq.ft. The buyer pays AED 1,924,071 at transfer, of which AED 1,745,635 goes to the seller, and then carries AED 884,365 of remaining payment plan, giving a total cost of AED 2,808,436. The payment to the seller and the remaining plan together make up the AED 2,630,000 asking price.
Emaar · Emaar Beachfront
DISTRESS DEAL: 1-BR IN SEAPOINT - TOWER 2
- Unit
- 1-BR
- Size
- 764 sq.ft
- Developer
- Emaar
- Handover
- Q2 2028
The discount is measured against the original price + DLD recorded for this unit, not against a valuation.
Available when we last checked. The asking price shown is the one published when the listing was added on 7 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
- Payment to sellerAED 1,745,635
- DLD Transfer fee (4% of OP + 40 AED)AED 117,956
- Trustee Office FeeAED 5,250
- Buyer's Agency Commission (2% + VAT)AED 55,230
- Total on transferAED 1,924,071
- 21-DEC-2026AED 294,789
- 23-JUN-2027AED 294,789
- On Handover (30-APR-2028)AED 294,787
- Total remaining payment planAED 884,365
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 band
- 10–18
- View
- Partial water
- Balcony
- Yes
Photography
Gallery
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION
The building stands in Emaar Beachfront, and Emaar is the developer of the property. The listing records a partial water view from the apartment. Seapoint - Tower 2 is one of the towers in the Seapoint development, and the apartment is a unit in Tower 2. A buyer who wants to understand the setting can use the sub-community name, the tower name and the floor band to locate the unit on the developer's plans. The handover date of Q2 2028 means the surrounding area will continue to take shape until the building completes, and the practical picture of daily life there becomes clearer as each phase of the community is finished.
UNIT DETAILS
The apartment has one bedroom and a stated size of 764 sq.ft. The floor band is 10 to 18, which places the unit in the middle and upper part of the tower. The view is partial water, and the unit has a balcony that extends the living space outdoors. The size is recorded as stated and every per square foot figure on this page is calculated on that size. At AED 3,442 per sq.ft on the stated size, the asking price of AED 2,630,000 can be compared with the original price plus DLD of AED 3,065,804 for the same unit. The property type is apartment, the developer is Emaar, and the handover is scheduled for Q2 2028. The asking price, the original price plus DLD and the discount define the position. The discount is the difference between the two prices, shown as a percentage of the original price plus DLD. All three appear again in the key facts table beside the developer, the sub-community and the handover date.
PRICE
The asking price is AED 2,630,000. The original price plus the 4% DLD fee is AED 3,065,804, so the discount is AED 435,804, which is 14.2% below original price. The reduction is measured against the original price plus DLD, the amount the first buyer committed to the developer. The transfer payments make up the first stage. The payment to the seller is AED 1,745,635. The DLD transfer fee, stated as 4% of the original price plus AED 40, is AED 117,956. The trustee office fee is AED 5,250, and the buyer's agency commission of 2% plus VAT is AED 55,230. Those four items add up to AED 1,924,071 at transfer. The remaining payment plan is AED 884,365, and the total cost for the buyer is AED 2,808,436. Because the unit sells below its original price, the DLD fee is calculated on the original price and sits above what a fee on the asking price would be.
CONCLUSION
The apartment suits a buyer who wants a one-bedroom unit from Emaar in Emaar Beachfront with a partial water view and a balcony, and who can meet a short payment plan to Q2 2028. It also suits an investor who is comfortable holding through construction and who values an entry price 14.2% below original price. The remaining plan has three instalments. AED 294,789 falls due on 21 December 2026, a second AED 294,789 on 23 June 2027, and the final AED 294,787 on handover, scheduled for 30 April 2028. The total cost including every transfer fee is AED 2,808,436, and the price per sq.ft on the stated size is AED 3,442.
Location
SEAPOINT - TOWER 2 — Emaar Beachfront, Dubai
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 1-BR IN SEAPOINT - TOWER 2 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 is not re-checked against the market automatically — 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.
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.
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.
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 2,790,430 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 2,574,770 | AED 2,574,770 |
| Years 1–5 | AED 0 | AED 2,574,770 | AED 2,574,770 |
| Less the year-0 outflow of AED 2,790,430 → total profit | −AED 215,660 | ||
Exit at year 5: illustrative sale price AED 2,630,000 less selling costs AED 55,230 = AED 2,574,770 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 2.04M | — | — | — |
| −3% p.a. | AED 2.26M | — | — | — |
| 0% p.a.your figure | AED 2.63M | — | — | — |
| 3% p.a. | AED 3.05M | — | — | — |
| 5% p.a. | AED 3.36M | — | — | — |
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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