This 1-bedroom apartment in Skyvue Steller, Sobha Hartland II, is being offered as a distress deal at AED 1,485,000. The original price, including DLD fees, was AED 1,745,829, so the current offer reflects a discount of approximately 15% below the original purchase basis. The unit measures 633 sq.ft, placing the entry price at AED 2,346 per sq.ft. Positioned on a mid-to-high floor (levels 34–38), the apartment features a balcony and offers community and amenities views. The handover is scheduled for Q1 2029, so this is an off-plan acquisition with a structured payment plan extending through to completion. The immediate investment thesis is clear: the buyer secures a discounted entry into a branded Sobha development in a growing freehold corridor, with a payment schedule that reduces upfront capital exposure. This is not a ready asset, but the discount and payment flexibility may appeal to investors seeking medium-term capital appreciation or future rental potential in a maturing district.
SKYVUE STELLER · Sobha Hartland IISobha · Sobha Hartland II
DISTRESS DEAL: 1-BR IN SKYVUE STELLER
- Unit
- 1-BR
- Size
- 633 sq.ft
- Developer
- Sobha
- Handover
- Q1 2029
The discount is measured against the original price + DLD recorded for this unit, not against a valuation.
Available when we last checked on 17 September 2026. The asking price shown is the one published when the listing was added on 14 April 2026, 156 days before that check, and it is not re-checked against the market automatically. A listing this old should be treated as indicative — confirm with us that it is still available and still at this price before you act on it.
On this page
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The numbers
Payment breakdown
- Payment to sellerAED 302,483
- DLD Transfer fee (4% of OP + 40 AED)AED 67,187
- DLD Registration Trustee fee + 5% VATAED 5,250
- Buyer's agent commission 2% + 5% VATAED 31,185
- Total on transferAED 406,105
- 24 Months from booking dateAED 168,931
- 36 Months from booking dateAED 168,931
- 42 Months from booking dateAED 168,931
- On CompletionAED 675,724
- Total remaining payment planAED 1,182,517
Ask us to walk through this schedule, or to confirm the current balance with the developer before terms are agreed.
Ask about these termsLayout
Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
Skyvue Steller is located within Sobha Hartland II, an emerging master-planned community in the wider Mohammed Bin Rashid City (MBR City) area. The district is positioned to the east of Downtown Dubai and is accessible via main arterial roads such as Ras Al Khor Road and Al Ain Road, connecting residents to the city’s core business and leisure districts. While the area is still under development, future infrastructure plans include improved public transport links and enhanced road connectivity, which should support both resident convenience and long-term value. For now, private vehicles and ride-hailing services remain the primary modes of transport. The location is likely to appeal to professionals and small families seeking proximity to Downtown, Business Bay, and Dubai Creek Harbour, while also benefiting from the relative calm and green spaces planned for Sobha Hartland II.
AMENITIES & SURROUNDING
Skyvue Steller is part of a new-generation Sobha project, with an emphasis on integrated amenities and community living. Residents can expect access to landscaped gardens, swimming pools, fitness centres, and children’s play areas, in line with Sobha’s typical development standards. The wider Sobha Hartland II master plan includes retail outlets, cafes, schools, and healthcare facilities, aiming to create a self-contained environment for residents. The community’s design prioritises walkability and green spaces, with parks and water features planned throughout the district. As the area matures, supporting infrastructure such as supermarkets, nurseries, and leisure facilities are expected to come online, enhancing day-to-day convenience for residents and improving the overall living environment.
MARKET
At AED 2,346 per sq.ft, this unit sits within the mid-to-upper tier of Dubai’s off-plan apartment market, particularly for branded projects by established developers like Sobha. The 15% discount to original price is material, especially given the payment plan structure, which allows for staged capital deployment over several years. The main market case is for investors who are comfortable with off-plan risk and are seeking exposure to a district that is still in its growth phase. Comparable projects in Sobha Hartland and MBR City have shown steady appreciation as infrastructure and amenities have been delivered, though liquidity can be variable for off-plan resales prior to handover. Rentability post-completion will depend on the pace of area development, the delivery of promised amenities, and the overall supply-demand balance in the Hartland corridor. The buyer profile is likely to include both end-users planning for future occupancy and investors targeting capital gains or rental income after 2029. Key risk points include construction timelines, area absorption rates, and the broader economic cycle at handover.
CONCLUSION
This Skyvue Steller 1-bedroom deal is best suited to investors seeking a discounted entry into a branded, master-planned community with a flexible payment plan. The 15% discount to original price provides a tangible buffer against market volatility, while the staged payments reduce upfront exposure. The main trade-offs are the off-plan nature of the asset and the need to underwrite both developer delivery and area maturation over the next several years. For buyers comfortable with these dynamics, the deal offers a pragmatic route into a Sobha project at a below-market basis, with the potential for both capital appreciation and future rental income. If those fundamentals align, this listing stands as a credible, value-led option in Dubai’s evolving residential investment landscape.
Location
SKYVUE STELLER — Sobha Hartland II, Dubai
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 1-BR IN SKYVUE STELLER 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 156 days old when we last checked this listing on 17 September 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.
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 1,575,585 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 1,453,815 | AED 1,453,815 |
| Years 1–5 | AED 0 | AED 1,453,815 | AED 1,453,815 |
| Less the year-0 outflow of AED 1,575,585 → total profit | −AED 121,770 | ||
Exit at year 5: illustrative sale price AED 1,485,000 less selling costs AED 31,185 = AED 1,453,815 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 1.15M | — | — | — |
| −3% p.a. | AED 1.28M | — | — | — |
| 0% p.a.your figure | AED 1.49M | — | — | — |
| 3% p.a. | AED 1.72M | — | — | — |
| 5% p.a. | AED 1.90M | — | — | — |
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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