Distress Deal
Available when we last checked on 3 August 2026. The asking price shown is the one published when the listing was added on 10 September 2026, -38 days before that check, and it is not re-checked against the market automatically. Confirm availability and price with us before you act on it.
On this page
The numbers
| UNIT PRICE | AED 1,144,700 |
| Original price + DLD 4% | AED 1,322,764 |
| Selling price | AED 1,144,700 |
| Discount | AED 178,064 (13.5%) |
| Developer | Aqua |
| Sub-community | Arjan |
| Property type | Apartment |
| Built-up area | 901 sq.ft |
| Price per sq.ft (BUA) | AED 1,270 |
| Floor | (7-12) |
| View | Community, Pool |
| Handover | June 2028 |
| Source listing | distressonly.deals/u/XTiyQ5 — listed 10 September 2026 |
Distress Deal
This one-bedroom apartment in The Central Downtown - Tower B, Arjan, is offered at AED 1,144,700. The source records an original price plus the 4% DLD fee of AED 1,322,764, so the asking figure sits AED 178,064, or 13.5%, below original price. The unit measures 901 sq.ft of built-up area, giving an entry basis of AED 1,270 per sq.ft on that built-up area. It occupies a mid-level floor band between the seventh and twelfth storeys, looks over the community and the pool deck, and carries a balcony. Handover is stated as June 2028 and the developer is Aqua. The combination of a sub-AED 1.2m entry and a 901 sq.ft one-bedroom floor plate is the point of interest here: the price per square foot is low for a tower product with a pool aspect. The floor plan is available on request.
Arjan sits in the Al Barsha South corridor, bounded by Sheikh Mohammed Bin Zayed Road to the east and Umm Suqeim Street to the north, with Dubai Science Park, Motor City and Dubailand Residence Complex as its immediate neighbours. The district is best known to the wider city as the home of Dubai Miracle Garden and the Butterfly Garden, which draw visitors seasonally and give the area a recognisable identity. Road access is the district's strongest card: Sheikh Mohammed Bin Zayed Road carries traffic north towards Al Barsha and south towards Dubai South, while Umm Suqeim Street runs west to Al Khail Road and the Jumeirah coast. The area is served by bus rather than metro, so residents and tenants here are predominantly drivers, and parking provision is correspondingly important.
Arjan has matured into a dense mid-rise residential district with its own retail parade, clinics, nurseries and supermarkets at street level, rather than depending entirely on neighbouring communities. The Miracle Garden and Butterfly Garden sit within the district, and Dubai Autodrome and the Els Club golf course lie a short distance south in Motor City and Dubai Sports City. Al Barsha and the Mall of the Emirates cluster is close to the north for larger-format retail. Within the building, this unit faces the community and the pool deck rather than a road, which is the more settled aspect in a tower of this type, and it carries its own balcony. For the full list of building facilities, the service charge position and the floor plan, please contact us.
The 13.5% reduction is measured against the original price plus the 4% DLD registration fee, which is the basis the source publishes. It is a comparison with what the first buyer committed, not a valuation against current resale evidence, and we have not attached one. At AED 1,270 per sq.ft on built-up area this is among the lower entry bases in the current distress catalogue for a mid-floor apartment with a pool aspect, and the absolute ticket, under AED 1.2m, opens the unit to a wider pool of buyers than most of the stock we hold. With handover stated as June 2028, a buyer is taking on the remaining developer instalments as well as the payment due to the seller at transfer. Those two figures together are what matters, and we will set them out in full.
This is a low-ticket, low-basis entry into an established mid-rise district with strong road connections and its own amenity base. It suits a buyer who wants exposure at the accessible end of the market and is content to wait until 2028 for handover. The pool and community aspect, rather than a road frontage, is worth weighting: within a tower of this scale the difference in outlook between faces is material and it is fixed for the life of the asset. The discount is meaningful at 13.5%, but the stronger argument is the price per square foot. Before any offer we will confirm the outstanding instalment schedule, the transfer costs and the seller's position. For the floor plan, the payment schedule and current availability, please get in touch.
Illustrative model
Set your own assumptions and see how DISTRESS DEAL: 1-BR IN THE CENTRAL DOWNTOWN - TOWER B 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 -38 days old when we last checked this listing on 3 August 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.
Set service charge, maintenance & management, vacancy allowance above to see cash back — until then this figure would be assuming zero for them.
This is the ROI and IRR denominator: the price plus every cost of getting the keys, not the price alone.
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.
| Year | Net operating income | Sale proceeds, net | Net cash flow |
|---|---|---|---|
| 0 · today | — | — | −AED 1,214,527 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 1,120,661 | AED 1,120,661 |
| Years 1–5 | AED 0 | AED 1,120,661 | AED 1,120,661 |
| Less the year-0 outflow of AED 1,214,527 → total profit | −AED 93,865 | ||
Exit at year 5: illustrative sale price AED 1,144,700 less selling costs AED 24,039 = AED 1,120,661 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.
| Exit growth | Exit price | Total profit | ROI | IRR |
|---|---|---|---|---|
| −5% p.a. | AED 886k | — | — | — |
| −3% p.a. | AED 983k | — | — | — |
| 0% p.a.your figure | AED 1.14M | — | — | — |
| 3% p.a. | AED 1.33M | — | — | — |
| 5% p.a. | AED 1.46M | — | — | — |
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.
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.
THE CENTRAL DOWNTOWN - TOWER B — Arjan, Dubai
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