This 1-bedroom apartment in The Quayside Residences, Business Bay, is offered as a distress deal at AED 1,635,000. The original price, including DLD fees, was AED 1,895,742, placing the current offer at a 13.8% discount, or AED 260,742 below the original basis. With a built-up area of 769 sq.ft, the entry price equates to approximately AED 2,126 per sq.ft. The apartment is positioned on a mid-level floor (levels 4 to 8) and includes a balcony and parking. Handover is scheduled for Q4 2026, with the unit sold on a payment plan, meaning the buyer can secure the asset with a partial upfront payment and staged instalments through to completion. The immediate investment case is the ability to acquire a new Ellington product in Business Bay at a visible discount to the original launch price, with the flexibility of a structured payment schedule and no need to wait for a future off-plan launch cycle.
THE QUAYSIDE · Business BayEllington · Business Bay
DISTRESS DEAL: 1-BR IN THE QUAYSIDE
- Unit
- 1-BR
- Size
- 769 sq.ft
- Developer
- Ellington
- Handover
- Q4 2026
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 14 April 2026 and is historic. It is not an indication of what the same unit, or a comparable one, would cost today.
On this page
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The numbers
Payment breakdown
- Payment to sellerAED 814,729
- DLD Transfer fee 4% + 40 AEDAED 65,440
- DLD Registration Trustee fee + 5% VATAED 5,250
- Buyer's agent commission 2% + 5% VATAED 34,335
- Total on transferAED 919,754
- 40% ConstructionAED 91,141
- 50% ConstructionAED 91,141
- 60% ConstructionAED 91,141
- On HandoverAED 546,848
- Total remaining payment planAED 820,271
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Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
The Quayside Residences is located in Business Bay, one of Dubai’s most active mixed-use districts. The area sits adjacent to Downtown Dubai, with direct access to Sheikh Zayed Road and Al Khail Road, supporting both private car and taxi-based mobility. Business Bay is also served by the Dubai Metro (Business Bay station), providing a public transport option for both residents and tenants. The district’s central location means that Dubai Mall, DIFC, and City Walk are all within a short drive, and the area is well-connected for both business and leisure tenants. For investors, this location profile supports both short- and long-term rental demand, as well as future resale liquidity, given the ongoing development and infrastructure maturity in the Business Bay corridor.
AMENITIES & SURROUNDING
The Quayside is being developed by Ellington, a developer known for design-led residential projects. While the building is still under construction, the planned amenities include a swimming pool, fitness centre, landscaped gardens, and communal spaces. The project is expected to offer 24-hour security, concierge services, and dedicated parking for residents. The surrounding Business Bay area is already established, with a wide range of retail, dining, and service outlets within walking and short driving distance. The proximity to the Dubai Canal adds a waterfront element, while the neighbouring districts of Downtown and DIFC provide additional lifestyle and commercial infrastructure. The building’s amenities and the wider district’s facilities combine to create a practical living environment for both end-users and tenants.
MARKET
At an entry price of AED 2,126 per sq.ft, this deal should be considered in the context of new-build, design-focused apartments in Business Bay. Ellington’s projects typically command a premium over generic stock due to their design and finish, and the payment plan structure can appeal to both investors and end-users seeking flexibility. The 13.8% discount to the original price provides a margin for buyers, but the unit remains priced above some older or less branded stock in the area. The main investor case is the ability to secure a new, mid-rise apartment in a central location with a staged payment plan and a visible discount to the original launch price. Rental demand in Business Bay is supported by the area’s business and lifestyle mix, but yields and liquidity will depend on the final handover quality, service charges, and the broader market cycle at the time of completion. Risks include construction timing, future supply in the district, and the need to underwrite realistic rent and resale assumptions rather than aggressive upside scenarios.
CONCLUSION
This 1-bedroom distress deal in The Quayside offers an investor the opportunity to enter the Business Bay market at a discount to the original price, with the added flexibility of a payment plan and a handover timeline targeting Q4 2026. The location supports both rental and resale demand, and the project’s amenity profile is in line with current expectations for new-build, design-led apartments in Dubai. The main strengths are the discount, the developer’s track record, and the central district positioning. The main risks are construction and market timing, as well as the need to monitor service charges and final handover quality. For investors seeking a balanced entry into Business Bay with a margin to the original price and a manageable payment structure, this deal presents a practical case. It is best suited to buyers comfortable with a two-year completion horizon and who value both design quality and central connectivity in their Dubai residential portfolio.
Location
THE QUAYSIDE — Business Bay, Dubai
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 1-BR IN THE QUAYSIDE 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.
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