Distress Deal

DISTRESS DEAL: 1-BR IN TERRA GARDEN

Asking PriceAED 1,400,000

Below Original Price15.8%

Size760 sq.ft

Bedrooms1

Price / Sq.FtAED 1,842

HandoverTBC

Sold

Listed 23 June 2026Status confirmed 3 August 2026

This unit has sold and is no longer available. 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.

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The numbers

Payment breakdown

UNIT PRICE

AED 1,400,000

PAYMENTS ON TRANSFER

Payment to seller	AED 431,479
DLD Transfer fee 4% + 40 AED	AED 62,040
DLD Registration Trustee fee + 5%VAT	AED 5,250
Buyer's agent comission 2% + 5%VAT	AED 32,550

PAYMENT PLAN SCHEDULE

24-OCT-2026	AED 159,789
24-MAR-2027	AED 159,789
24-AUG-2027	AED 159,789
60% Construction	AED 159,789
80% Construction	AED 159,789
On Handover	AED 319,576

SUMMARY

Total on Transfer	AED 372,169
Total remaining Payment Plan	AED 1,118,521
TOTAL COST FOR BUYER	AED 1,490,690

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Distress Deal

PROJECT DESCRIPTION

OVERVIEW

This 1-bedroom apartment in Terra Garden - Building 2, Dubai South, is offered as a distress deal at AED 1,400,000. The original price, including DLD fees, was AED 1,661,804, so the current entry point reflects a 6.7% discount, or AED 111,804 below the original basis. The unit measures 760 sq.ft, placing the price per square foot at AED 1,842. Recent transactions in the same building for similar 1-bedroom layouts have registered between AED 1,593,888 and AED 1,633,888, with price per sq.ft ranging from AED 2,134 to AED 2,136. This means the offered price is not only below the original developer price but also undercuts recent market transactions for comparable units. The handover is scheduled for Q4 2029, with a staged payment plan in place, reducing immediate capital outlay and spreading risk over the construction period. The deal thesis is straightforward: a below-market entry into a new Emaar development, with a payment structure that supports capital management and a clear discount to both original and recent transaction benchmarks.

LOCATION & TRANSPORT

Terra Garden is located within Expo Living, Expo City Dubai, in the Dubai South district. This area has seen significant infrastructure investment due to its proximity to Al Maktoum International Airport and the Expo 2020 legacy developments. The masterplan for Dubai South prioritises connectivity, with direct access to major road networks such as Sheikh Mohammed Bin Zayed Road and Emirates Road, facilitating commutes to Dubai Marina, Downtown Dubai, and Abu Dhabi. Public transport links are improving, with bus routes and planned metro extensions supporting future growth. The location is positioned to benefit from ongoing development in Expo City and the wider Dubai South corridor, which is expected to see increasing demand from both end-users and tenants seeking access to new business, logistics, and lifestyle hubs.

AMENITIES & SURROUNDING

Terra Gardens is a multi-building complex designed by Emaar with a focus on sustainability, wellness, and community living. Amenities include landscaped gardens, shaded balconies, a pool deck, sky gardens, jogging tracks, a multi-purpose sports area, outdoor gym and fitness stations, children's play areas, a yoga garden, and pet-friendly spaces. Communal outdoor pavilions and meditation zones are integrated into the masterplan, supporting a lifestyle that balances activity and relaxation. The architecture employs energy-efficient systems, green rooftops, and recycled water for irrigation, reflecting a commitment to sustainable urban living. The wider Expo City Dubai area offers retail, dining, and cultural venues, with the Expo legacy infrastructure providing a foundation for long-term community growth. Residents will also benefit from proximity to planned schools, healthcare facilities, and business hubs as the district matures.

MARKET

The investor case for this unit is grounded in its below-market pricing and the reputation of Emaar as a developer. Recent transactions in Terra Gardens for similar 1-bedroom units have closed at higher prices per square foot, indicating that this distress deal offers a genuine entry discount. The payment plan, with a significant portion due on handover in Q4 2029, allows investors to manage cash flow and reduce exposure during the construction phase. The Dubai South area is positioned for long-term growth, driven by infrastructure investment, airport expansion, and the ongoing development of Expo City. Liquidity for off-plan units in this corridor is supported by Emaar's brand and the increasing demand for new, well-amenitised communities. Rental demand is expected to strengthen as the area matures, particularly from professionals linked to logistics, aviation, and Expo-related industries. Risks include the long construction timeline and the need for continued area development to support capital appreciation and rental yields. However, the entry price and payment structure provide a buffer against market volatility.

CONCLUSION

For investors seeking exposure to Dubai South and the Expo City growth story, this 1-bedroom in Terra Garden - Building 2 offers a clear value proposition. The pricing is below both the original developer rate and recent resale transactions, and the payment plan reduces upfront capital requirements. The Emaar brand, combined with a comprehensive amenity offering and a location set to benefit from ongoing infrastructure investment, underpins the long-term case. The main considerations are the extended handover timeline and the need to monitor area development progress. For buyers comfortable with an off-plan horizon and seeking a discounted entry into a new, sustainable community, this deal represents a disciplined approach to capturing upside in a maturing Dubai submarket.

Illustrative model

Scenario modeller

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

Purchase

Purchase price

The price you are actually considering.

Unit size

Drives the service charge only.

Time to handover

Rent and service charge both start here.

Holding & income

Gross annual rent

Your figure — we have not assumed one.

Rent growth

0% holds rent flat. It may be negative.

Vacancy allowance

8% is roughly a month plus re-letting.

Maintenance & management

Letting fees and routine repairs.

Service charge

Replace with the building's own schedule.

Acquisition costs

DLD transfer fee

4% is the Dubai standard.

Agency fee

Buyer-side. 5% VAT added.

Conveyancing, trustee & admin

Trustee, title deed, NOC.

Exit

Holding period

1 to 40 years.

Exit price growth

0% by default: we publish no price forecasts.

Sale agency fee

5% VAT added automatically.

Nothing to calculate yet

Enter the asking price to run the model.

Every figure recalculates as you type. Use the price you are actually considering.

How each figure is calculated

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 Realty is a trading brand; the RERA-licensed entity is The Luxury Real Estate Brokers LLC.

Location

TERRA GARDEN — Dubai South

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