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DLD · MEDIAN 12M TO SEP 2026
AvailableDISTRESS DEAL: 1-BR IN SOBHA SOLIS - TOWER B — distress deal in Motor City from Mitchell's Commercial Real EstateSOBHA SOLIS - TOWER B · Motor City1 / 3

Sobha · Motor City

DISTRESS DEAL: 1-BR IN SOBHA SOLIS - TOWER B

Asking priceAED 965,000,AED 1,771 per sq.ft
Original price + DLDAED 1,093,242
DiscountAED 128,24211.7% below original price
Unit
1-BR
Size
545 sq.ft
Developer
Sobha
Enquire about this unitSee the floor plan

The discount is measured against the original price + DLD recorded for this unit, not against a valuation.

Available
Listed 28 September 2026

Available when we last checked. The asking price shown is the one published when the listing was added on 28 September 2026, and it is not re-checked against the market automatically. Confirm availability and price with us before you act on it.

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The numbers

Payment breakdown

Total cost for buyerAED 1,032,603The unit price plus the transfer fees and commission — the whole commitment, not the headline.
Unit priceAED 965,000
Fees and commissionAED 67,603
Step 01Due at transferAED 507,006Payable when the unit transfers to the buyer.
  • Payment to sellerAED 439,403
  • DLD Transfer fee (4% of OP + 40 AED)AED 42,088
  • Trustee Office FeeAED 5,250
  • Buyer's Agency Commission (2% + VAT)AED 20,265
  • Total on transferAED 507,006
Step 02Payable to Sobha after transferAED 525,597The balance of the payment plan, which the buyer takes over.
  • 14 January 2027AED 105,119
  • On HandoverAED 420,478
  • Total remaining payment planAED 525,597

Ask us to walk through this schedule, or to confirm the current balance with the developer before terms are agreed.

Ask about these terms

Unit details

Property type
Apartment
Floor
Mid
View
Community
Features
Balcony
Handover
June 2027

Layout

Floor plan

Floor plan for DISTRESS DEAL: 1-BR IN SOBHA SOLIS - TOWER BFloor planView full size

Floor plan

Floor plan for DISTRESS DEAL: 1-BR IN SOBHA SOLIS - TOWER B

Distress Deal

PROJECT DESCRIPTION

OVERVIEW

This one-bedroom apartment in Sobha Solis, Tower B, in Motor City, is offered at AED 965,000. The original price plus the 4% DLD fee was AED 1,093,242, so the asking price sits AED 128,242, or 11.7%, below original price. The unit measures 545 sq.ft of built-up area, which gives AED 1,771 per sq.ft on BUA. It is on a mid floor, has a community view and a balcony. Handover is scheduled for June 2027 and the developer is Sobha.

The floor plan sets an open living and dining room, 3.3m by 3.05m, beside a kitchen and dining area of 3.2m by 2.4m. The bedroom measures 3.15m by 3.15m and opens onto the balcony, at 3.25m by 1.3m. A utility store and a bathroom, 1.55m by 2.65m, sit off the entrance hall, which opens directly from the corridor.

At transfer the buyer pays AED 507,006. Of that, AED 439,403 goes to the seller, AED 42,088 is the DLD transfer fee, AED 5,250 is the trustee office fee and AED 20,265 is the buyer's agency commission. A further AED 105,119 falls due on 14 January 2027, and AED 420,478 on handover, which brings the total cost to AED 1,032,603.

LOCATION & TRANSPORT

Motor City sits south of Sheikh Zayed Road, and the Dubai Land Department registers the project's area as Al Hebiah First. Sheikh Mohammed Bin Zayed Road runs along the community and connects north to Al Khail Road and south to Al Qudra Road and Emirates Road. Hessa Street gives a second route towards Al Barsha and Dubai Internet City. The nearest metro station is Sharaf DG, and the nearest mall is Mall of the Emirates. Dubai Sports City, Dubai Studio City, Arabian Ranches and JVC all border the community. Most residents here drive, and the main business districts along Sheikh Zayed Road, including Dubai Internet City and Media City, are a road journey away rather than a walk, which matters as much to a tenant as to an owner-occupier.

AMENITIES & SURROUNDING

Sobha Solis comprises six buildings and 2,341 homes on a shared podium, with commercial retail space at ground level alongside the residential towers, per the Dubai Land Department's project register. Registered sales in the project are mostly one-bedroom apartments, with two and three-bedroom units making up a smaller share. The developer's own renders show a landscaped podium with a lap pool and sun loungers, a lawn used for outdoor film screenings, and a rooftop lounge and restaurant. Ground-floor retail is shown to include a supermarket, fashion units, a café and space for car showrooms. Motor City itself is built around the Dubai Autodrome circuit, which sits close to the project.

MARKET

The 11.7% reduction is measured against what the first buyer contracted to pay, which is the original price plus the 4% DLD fee. Because the asking price is below the original price, the DLD transfer fee is 4% of the original price plus AED 40, which comes to AED 42,088.

The payment structure runs to two dates beyond transfer. About 45.5% of the unit price goes to the seller at transfer. A further AED 105,119, about 10.9% of the unit price, falls due on 14 January 2027, and the remaining AED 420,478, about 43.6%, is due on handover.

The Dubai Land Department records the project at 13.22% complete as at 5 May 2026. Handover is scheduled for June 2027, so there is no rental income before then and a substantial share of construction remains outstanding.

CONCLUSION

This unit suits an investor or owner-occupier who wants a one-bedroom apartment in Motor City with a community view, and who is comfortable with a handover in mid-2027 and two payments still outstanding. The 11.7% reduction on original price and the staged balance are the two points that set it apart. Before committing, a buyer should settle how the AED 105,119 due on 14 January 2027 and the AED 420,478 due on handover will be funded. Contact us to walk through the floor plan, the payment plan and the transfer arithmetic, and we will arrange the next steps with you.

Location

SOBHA SOLIS - TOWER B — Motor City, Dubai

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Illustrative model

Scenario modeller

Set your own assumptions and see how DISTRESS DEAL: 1-BR IN SOBHA SOLIS - TOWER B behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.

Listed
28 September 2026

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.

Below original price
11.7%

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.

Purchase

Seeded from this page. Change it to your figure.

Drives the service charge only.

Rent and service charge both start here.

Holding & income

Your figure. We have not assumed one.

0% holds rent flat. It may be negative.

Your figure — we publish none. A month vacant plus re-letting time is roughly 8%, if that fits your building.

Your figure — we publish none. Letting fees and routine repairs.

Your figure — we publish none. Look your building up on Mollak — rates run AED 3 to AED 30+.

Acquisition costs

4% is the Dubai standard.

Buyer-side. 5% VAT added.

Your figure — we publish none. The trustee tariff is tiered and the admin lines vary by office; ask your trustee office for the total, and add your NOC and any legal quote.

Exit

1 to 40 years.

0% by default: we publish no price forecasts.

5% VAT added automatically.

Total cash investedThe purchase price plus every cost of getting the keys. It is the denominator of the ROI, ROE and IRR figures.
AED 1.02M
Price plus every acquisition cost
Illustrative exit price
AED 965k
After 5 yr at 0.0% p.a.
Total profit, capital onlyCapital movement over the hold, less every purchase and sale cost and the service charge. It carries no rental income at all, because no rent has been set.
—
Set service charge, maintenance & management, vacancy allowance above
Net yieldNet operating income (rent collected less management, maintenance and service charge) divided by the purchase price. It cannot be calculated until a gross annual rent is set.
—
Set a gross annual rent
Cash out, and cash back over 5 years
Cash out at t0AED 1,023,865
Cash back, years 1–5—

Set service charge, maintenance & management, vacancy allowance above to see cash back — until then this figure would be assuming zero for them.

Cash required at completion
Purchase priceAED 965,000
DLD transfer fee (4%)AED 38,600
Agency fee (2%)AED 19,300
VAT on agency fee (5%)AED 965
Conveyancing, trustee & adminAED 0
Total cash investedAED 1,023,865

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.

Annual operating position
Gross annual rentAED 0
Vacancy allowance (not set)—
Maintenance & management (not set)—
Service charge (545 sq ft at a rate not yet set)—
Net operating income—

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)
YearNet operating incomeSale proceeds, netNet cash flow
0 · today——−AED 1,023,865
1AED 0—AED 0
2AED 0—AED 0
3AED 0—AED 0
4AED 0—AED 0
5AED 0AED 944,735AED 944,735
Years 1–5AED 0AED 944,735AED 944,735
Less the year-0 outflow of AED 1,023,865 → total profit−AED 79,130

Exit at year 5: illustrative sale price AED 965,000 less selling costs AED 20,265 = AED 944,735 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 growthExit priceTotal profitROIIRR
−5% p.a.AED 747k———
−3% p.a.AED 829k———
0% p.a.your figureAED 965k———
3% p.a.AED 1.12M———
5% p.a.AED 1.23M———

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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