This 1-bedroom apartment in Sobha Orbis - Tower F is being offered as a distress deal at AED 1,035,000, representing a 14.7% discount to the original price of AED 1,213,680. The unit spans 632 sq.ft, which places the entry basis at AED 1,638 per sq.ft. The payment structure is split between an immediate transfer amount of AED 636,411 and a remaining payment plan of AED 467,014 due on handover, scheduled for Q3 2027. The apartment is positioned on a mid-to-high floor (levels 15–20), with a community view and a balcony. The immediate investment case is clear: this is a below-market, off-plan acquisition in a branded Sobha development, with a payment plan that reduces upfront capital exposure and a handover date within three years. The buyer is not speculating on a long-term, uncertain delivery; rather, the deal offers a defined timeline and a visible discount to the developer’s own reference pricing.
SOBHA ORBIS · DubailandSobha · Dubailand
DISTRESS DEAL: 1-BR IN SOBHA ORBIS
- Unit
- 1-BR
- Size
- 632 sq.ft
- Developer
- Sobha
- Handover
- Q3 2027
The discount is measured against the original price + DLD recorded for this unit, not against a valuation.
This unit has sold. The page is kept as a record of a deal we transacted. Every figure on it — the asking price, the discount to original price and the payment schedule — is the position as listed on 23 June 2026 and is historic. It is not an indication of what the same unit, or a comparable one, would cost today.
On this page
Quick navigation
The numbers
Payment breakdown
- Payment to sellerAED 567,986
- DLD Transfer fee 4% + 40 AEDAED 41,440
- DLD Registration Trustee fee + 5%VATAED 5,250
- Buyer's agent comission 2% + 5%VATAED 21,735
- Total on transferAED 636,411
- On Handover (31-DEC-2027)AED 467 014
- Total remaining payment planAED 467,014
This unit has sold. Tell us what you are looking for and we will send the deals that are open now.
Show me deals like this oneLayout
Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
Sobha Orbis is located in Dubailand, specifically within the Motor City area, a district that has seen ongoing development and infrastructure investment. The site benefits from proximity to key arterial roads, including Sheikh Mohammed Bin Zayed Road, which connects residents to major employment and leisure zones such as Dubai Marina, Downtown Dubai, and the Expo 2020 corridor. The project’s master plan references a proposed metro station adjacent to the tower, which, if delivered, would significantly enhance public transport connectivity and long-term value. Day-to-day mobility is currently car-centric, with ride-hailing and taxi services readily available. For investors, this location appeals to both end-users and tenants seeking access to established communities, schools, and retail hubs in the wider Dubailand and Motor City catchment.
AMENITIES & SURROUNDING
Sobha Orbis is designed as a multi-building complex with a focus on integrated community living. Residents will have access to a range of amenities, including a resort-style swimming pool, landscaped gardens, and a state-of-the-art fitness centre. The project’s layout and branding emphasise convenience, with communal spaces intended to foster a sense of connection among residents. The surrounding Motor City area offers established retail, dining, and leisure options, including supermarkets, cafes, and sports facilities. The presence of schools and healthcare providers in the vicinity further supports the area’s appeal for both singles and young families. The building’s mid-to-high floor positioning ensures community views and a degree of separation from street-level activity, while the inclusion of a balcony adds practical outdoor space to the unit.
MARKET
At AED 1,638 per sq.ft, this unit is priced below recent transaction levels for comparable off-plan 1-bedroom apartments in Sobha Orbis and the wider Dubailand area. Recent Dubai Land Department records show 1-bedroom units in Sobha Orbis Tower A transacting at AED 1,667 per sq.ft, with some larger units in other towers achieving even higher rates. The discount to original price and to recent sales provides a margin of safety for investors, particularly given the phased payment plan and the project’s brand pedigree. The main buyer profile for this asset is likely to be investors seeking rental yield or end-users looking for a new-build product with modern amenities and a manageable timeline to handover. Liquidity in this segment is supported by the ongoing demand for affordable, well-located apartments in Dubai’s growth corridors. The key risk factors are typical of off-plan investments: construction delivery, market absorption at handover, and the eventual supply pipeline in Dubailand. However, the established reputation of the developer and the visible progress on site help to mitigate some of these concerns.
CONCLUSION
This distress deal in Sobha Orbis - Tower F offers a clear value proposition for investors seeking discounted entry into a branded, amenity-rich development in Dubailand. The 14.7% discount to original price, phased payment plan, and defined handover timeline reduce both capital risk and delivery uncertainty. The location supports both rental and resale strategies, with future upside possible if the proposed metro connectivity is realised. The main diligence points for buyers are construction progress, service charge levels, and the competitive landscape at handover. Provided these are within expectations, the deal stands as a disciplined way to secure a new-build Dubai asset at a below-market basis, with the flexibility to hold for income or exit on completion depending on market conditions. For investors comfortable with off-plan timelines and seeking a balance of price, brand, and payment flexibility, this listing merits close consideration.
Location
SOBHA ORBIS — Dubailand, Dubai
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 1-BR IN SOBHA ORBIS behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.
Enter the asking price to run the model.
Every figure recalculates as you type. Use the price you are considering.
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.
More deals
The latest distress deals
The most recently listed deals that were still available when we last checked. Sold units are not shown here.
Emaar Beachfront
DISTRESS DEAL: 1-BR IN DAMAC BAY - TOWER C
- Price / sq.ft
- AED 3,378
- Developer
- Damac
- Handover
- Q4 2027
Rashid Yachts and Marina
DISTRESS DEAL: 1-BR IN OCEAN POINT - TOWER 2
- Price / sq.ft
- AED 1,908
- Developer
- Emaar
Emaar Beachfront
DISTRESS DEAL: 1-BR IN SEAPOINT - TOWER 2
- Size
- 764 sq.ft
- Price / sq.ft
- AED 3,442
- Developer
- Emaar
- Handover
- Q2 2028
Bluewaters Island
DISTRESS DEAL: 2-BR + Maid's IN BLUEWATERS BAY - BUILDING 1
- Size
- 1,670 sq.ft
- Price / sq.ft
- AED 3,145
- Developer
- Meraas
- Handover
- Q3 2027
Sobha Hartland II
DISTRESS DEAL: 2-BR IN SKYSCAPE ALTIUS
- Size
- 1,268 sq.ft
- Price / sq.ft
- AED 2,129
- Developer
- Sobha
- Handover
- Q4 2028
Emaar Beachfront
DISTRESS DEAL: BULK DEAL - 9 APARTMENTS IN BAYVIEW - TOWER 1
- Size
- 10,041 sq.ft
- Price / sq.ft
- AED 4,681
- Developer
- Emaar
- Handover
- Q2 2027
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 costs.
The gold rule under an entry is its length, against the longest piece here.
Guides
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 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, and 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
Transfer, trustee office, agency commission, developer NOC and the mortgage costs, each set 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.
Articles
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
The primary market end to end. EOIs, SPAs, payment plans, Oqood, escrow, resales and mortgages.
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.