This 1-bedroom apartment in Verde by Sobha is being offered at AED 1,595,000, representing a 17.8% discount to the original price of AED 1,939,304. The unit measures 876 sq.ft, which places the entry basis at AED 1,821 per sq.ft. For context, recent transactions in Verde for 2-bedroom units have ranged from AED 2,086 to AED 2,358 per sq.ft, suggesting that this 1-bedroom is priced at a clear discount to both its original price and to recent market activity in the building. The handover is scheduled for Q1 2027, so this is an off-plan position with a defined timeline. The immediate investment thesis is straightforward: the buyer secures a below-market entry into a Sobha development in Jumeirah Lakes Towers (JLT), with a payment plan structure and a lower capital outlay than current launch or resale prices in comparable towers.
Distress Deal
Distress Deal: 1 Br In Verde
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 14 April 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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Distress Deal
OVERVIEW
LOCATION & TRANSPORT
Verde by Sobha is located on the south-eastern edge of Jumeirah Lakes Towers, opposite Cluster H. JLT is a well-established mixed-use district in Dubai, known for its accessibility and connectivity. The area is served by two Metro stations (DMCC and Sobha Realty), and the Sheikh Zayed Road corridor is immediately accessible by car. For residents and tenants, this means practical commuting options to Dubai Marina, JBR, Media City and Downtown. The location also benefits from proximity to Emirates Hills and Jumeirah Islands, providing open views and a sense of separation from denser urban clusters. For investors, the JLT address is a proven rental market with a broad tenant pool, including professionals, couples and small families seeking a central but community-oriented environment.
AMENITIES & SURROUNDING
Verde is a 68-storey residential tower under development by Sobha Realty, with seven podium levels for parking and 58 residential floors. The project is designed to offer a full suite of amenities, including swimming pools, fitness centres, landscaped podium gardens, and dedicated children's play areas. Residents will also have access to retail and dining options within the podium and the wider JLT cluster, as well as walking and cycling tracks around the lakes. The building's height and orientation provide views toward Jumeirah Islands, Emirates Hills, and the Emirates Golf Course. The surrounding JLT district is fully established, with supermarkets, cafes, clinics, nurseries and community facilities all within walking distance. This infrastructure supports both end-user and rental demand, making the project suitable for long-term occupancy and short-term leasing models.
MARKET
At AED 1,821 per sq.ft, this 1-bedroom unit is positioned below both its original price and recent transaction levels for larger units in Verde. JLT has seen steady demand for new stock, particularly from tenants seeking modern amenities and efficient layouts. The off-plan nature of the deal introduces construction and handover risk, but Sobha has a track record of delivery in Dubai. The buyer profile for this asset is likely to include investors seeking capital appreciation through below-market entry, as well as end-users who value the payment plan and the ability to secure a new-build unit in a central location. Liquidity in JLT is supported by the area's established rental market and the ongoing demand for new, high-quality apartments. The main risk points are construction timeline adherence and the potential for further new launches in the area, which could affect resale pricing at handover. However, the current discount provides a buffer against moderate market shifts.
CONCLUSION
This Verde by Sobha 1-bedroom represents a clear value case for investors seeking below-market entry into a reputable, centrally located Dubai project. The 17.8% discount to original price, combined with a payment plan and a defined handover timeline, reduces the capital risk compared to full-price off-plan launches. The JLT location ensures ongoing rental demand and resale liquidity, while the building's amenity profile and views support long-term appeal. The main considerations are construction risk and the competitive pipeline in JLT, but the entry basis and discount help mitigate these factors. For buyers seeking a disciplined, numbers-driven Dubai off-plan position, this deal offers a practical route to exposure in a mature, well-connected district, with a pricing advantage that is visible against both historical and current market benchmarks.
PROJECT DESCRIPTION
OVERVIEW
This 1-bedroom apartment in Verde by Sobha is being offered at AED 1,595,000, representing a 17.8% discount to the original price of AED 1,939,304. The unit measures 876 sq.ft, which places the entry basis at AED 1,821 per sq.ft. For context, recent transactions in Verde for 2-bedroom units have ranged from AED 2,086 to AED 2,358 per sq.ft, suggesting that this 1-bedroom is priced at a clear discount to both its original price and to recent market activity in the building. The handover is scheduled for Q1 2027, so this is an off-plan position with a defined timeline. The immediate investment thesis is straightforward: the buyer secures a below-market entry into a Sobha development in Jumeirah Lakes Towers (JLT), with a payment plan structure and a lower capital outlay than current launch or resale prices in comparable towers.
LOCATION & TRANSPORT
Verde by Sobha is located on the south-eastern edge of Jumeirah Lakes Towers, opposite Cluster H. JLT is a well-established mixed-use district in Dubai, known for its accessibility and connectivity. The area is served by two Metro stations (DMCC and Sobha Realty), and the Sheikh Zayed Road corridor is immediately accessible by car. For residents and tenants, this means practical commuting options to Dubai Marina, JBR, Media City and Downtown. The location also benefits from proximity to Emirates Hills and Jumeirah Islands, providing open views and a sense of separation from denser urban clusters. For investors, the JLT address is a proven rental market with a broad tenant pool, including professionals, couples and small families seeking a central but community-oriented environment.
AMENITIES & SURROUNDING
Verde is a 68-storey residential tower under development by Sobha Realty, with seven podium levels for parking and 58 residential floors. The project is designed to offer a full suite of amenities, including swimming pools, fitness centres, landscaped podium gardens, and dedicated children’s play areas. Residents will also have access to retail and dining options within the podium and the wider JLT cluster, as well as walking and cycling tracks around the lakes. The building’s height and orientation provide views toward Jumeirah Islands, Emirates Hills, and the Emirates Golf Course. The surrounding JLT district is fully established, with supermarkets, cafes, clinics, nurseries and community facilities all within walking distance. This infrastructure supports both end-user and rental demand, making the project suitable for long-term occupancy and short-term leasing models.
MARKET
At AED 1,821 per sq.ft, this 1-bedroom unit is positioned below both its original price and recent transaction levels for larger units in Verde. JLT has seen steady demand for new stock, particularly from tenants seeking modern amenities and efficient layouts. The off-plan nature of the deal introduces construction and handover risk, but Sobha has a track record of delivery in Dubai. The buyer profile for this asset is likely to include investors seeking capital appreciation through below-market entry, as well as end-users who value the payment plan and the ability to secure a new-build unit in a central location. Liquidity in JLT is supported by the area’s established rental market and the ongoing demand for new, high-quality apartments. The main risk points are construction timeline adherence and the potential for further new launches in the area, which could affect resale pricing at handover. However, the current discount provides a buffer against moderate market shifts.
CONCLUSION
This Verde by Sobha 1-bedroom represents a clear value case for investors seeking below-market entry into a reputable, centrally located Dubai project. The 17.8% discount to original price, combined with a payment plan and a defined handover timeline, reduces the capital risk compared to full-price off-plan launches. The JLT location ensures ongoing rental demand and resale liquidity, while the building’s amenity profile and views support long-term appeal. The main considerations are construction risk and the competitive pipeline in JLT, but the entry basis and discount help mitigate these factors. For buyers seeking a disciplined, numbers-driven Dubai off-plan position, this deal offers a practical route to exposure in a mature, well-connected district, with a pricing advantage that is visible against both historical and current market benchmarks.
Illustrative model
Scenario modeller
Set your own assumptions and see how Distress Deal: 1 Br In Verde 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 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
Verde — JLT, Dubai