This one-bedroom apartment in Wynwood, Dubai Islands, is offered at AED 1,720,000. The source records an original price plus the 4% DLD fee of AED 1,984,284, so the asking figure sits AED 264,284, or 13.3%, below original price. The apartment measures 724 sq.ft of built-up area, giving an entry basis of AED 2,376 per sq.ft on that built-up area. It occupies a mid-level floor band, with a road and partial canal aspect, and carries a balcony. Handover is stated as Q3 2027 and the developer is Imtiaz. The 724 sq.ft floor plate is a conventional one-bedroom size rather than an oversized one, which keeps the absolute figure down.
Available
WYNWOOD · Dubai Islands1 / 2
WYNWOOD · Dubai Islands1 / 2Imtiaz · Dubai Islands
DISTRESS DEAL: 1-BR IN WYNWOOD
Asking priceAED 1,720,000AED 2,376 per sq.ft
Original price + DLDAED 1,984,284
DiscountAED 264,28413.3% below original price
- Unit
- 1-BR
- Size
- 724 sq.ft
- Developer
- Imtiaz
- Handover
- Q3 2027
The discount is measured against the original price + DLD recorded for this unit, not against a valuation.
Available
Listed 17 August 2026
Available when we last checked. The asking price shown is the one published when the listing was added on 17 August 2026, and it is not re-checked against the market automatically. Confirm availability and price with us before you act on it.
On this page
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The numbers
Payment breakdown
Total cost for buyerAED 1,837,729The unit price plus the transfer fees and commission — the whole commitment, not the headline.
Unit priceAED 1,720,000
Fees and commissionAED 117,729
Step 01Due at transferAED 883,747Payable when the unit transfers to the buyer.
- Payment to sellerAED 766,018
- DLD Transfer fee (4% of OP + 40 AED)AED 76,359
- Trustee Office FeeAED 5,250
- Buyer's Agency Commission (2% + VAT)AED 36,120
- Total on transferAED 883,747
Step 02Payable to Imtiaz after transferAED 953,982The balance of the payment plan, which the buyer takes over.
- 15-NOV-2026AED 95,398
- 15-FEB-2027AED 95,398
- On Handover (30-SEP-2027)AED 763,186
- Total remaining payment planAED 953,982
Ask us to walk through this schedule, or to confirm the current balance with the developer before terms are agreed.
Ask about these termsUnit details
- Property type
- Apartment
- Floor
- Mid
- View
- Road, Partial Canal
Photography
Gallery
Layout
Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
Dubai Islands is the reclaimed archipelago off the Deira shoreline, formerly Deira Islands, now developed under a Nakheel masterplan across five islands with a mix of resort, marina and residential uses. Access is by causeway from Al Khaleej Road, which runs south into Deira, the Gold Souk quarter and the historic creek district, and connects onward to Sheikh Rashid Road and the Dubai–Sharjah corridor. Dubai International Airport lies a short drive inland to the south-east, closer to this address than to most residential districts in the city. The Infinity Bridge to the west provides a direct crossing of the creek towards Bur Dubai and the Jumeirah corridor. Movement on the islands is by car while the internal network is completed. For an investor, proximity to the airport and to the established Deira business quarter are the two supports for tenant demand that already exist rather than being promised.
AMENITIES & SURROUNDING
The islands are built around several kilometres of new beachfront, a marina district and a chain of waterfront promenades, with resort hotels and beach clubs making up much of the early occupancy and further leisure uses planned across the masterplan. Souk Al Marfa and the Waterfront Market sit at the landward end of the causeway, and the established Deira retail and dining quarter lies immediately behind them, which gives the islands a genuine city hinterland rather than an isolated resort setting. This apartment sits in a mid-level floor band with a road and partial canal aspect and its own balcony. For the building's full facility schedule, the service charge position and the floor plan, please contact us. That existing hinterland is the practical difference between this district and a purely resort-led scheme, and it is worth weighing.
MARKET
The 13.3% reduction is measured against the original price plus the 4% DLD registration fee, the basis the source publishes, and it compares the asking figure with the first buyer's commitment rather than with current resale evidence. We have not attached a valuation. At AED 2,376 per sq.ft on built-up area the entry basis reflects the aspect: a road and partial canal outlook is priced differently from a full marina or sea view within the same district. For a buyer weighing yield against outlook, that trade-off is the decision. With handover in Q3 2027, the outstanding developer instalments sit alongside the transfer payment.
CONCLUSION
This suits a buyer who wants island exposure at an accessible ticket, and who values entry basis over outlook. At AED 1,720,000 with a 13.3% reduction against original price, the trade for that is a road and partial canal aspect rather than a full waterfront one. Whether that trade is the right one depends on whether the unit is intended to be occupied or let, and that is the first question to settle. Before an offer we will confirm the outstanding instalments, the transfer costs and the seller's position. For the floor plan, the payment schedule and current availability, please get in touch. We will also confirm the construction status and the expected completion sequence for the building.
Location
WYNWOOD — Dubai Islands
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 1-BR IN WYNWOOD behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.
Listed
17 August 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
13.3%
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.
Asking price per sq.ft
AED 2,376/sqft
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.
Handover
Q3 2027
As stated on this listing. Rent cannot start before handover, so on an incomplete unit the early years of the schedule below are holding cost only.
Total cash investedThe purchase price plus every cost of getting the keys. It is the denominator of the ROI, ROE and IRR figures.
AED 1.82M
Price plus every acquisition cost
Illustrative exit price
AED 1.72M
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
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 1,720,000
DLD transfer fee (4%)AED 68,800
Agency fee (2%)AED 34,400
VAT on agency fee (5%)AED 1,720
Conveyancing, trustee & adminAED 0
Total cash investedAED 1,824,920
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 (724 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)
| Year | Net operating income | Sale proceeds, net | Net cash flow |
|---|---|---|---|
| 0 · today | — | — | −AED 1,824,920 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 1,683,880 | AED 1,683,880 |
| Years 1–5 | AED 0 | AED 1,683,880 | AED 1,683,880 |
| Less the year-0 outflow of AED 1,824,920 → total profit | −AED 141,040 | ||
Exit at year 5: illustrative sale price AED 1,720,000 less selling costs AED 36,120 = AED 1,683,880 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 growth | Exit price | Total profit | ROI | IRR |
|---|---|---|---|---|
| −5% p.a. | AED 1.33M | — | — | — |
| −3% p.a. | AED 1.48M | — | — | — |
| 0% p.a.your figure | AED 1.72M | — | — | — |
| 3% p.a. | AED 1.99M | — | — | — |
| 5% p.a. | AED 2.20M | — | — | — |
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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