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 17 August 2026, -14 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 1,720,000 |
| Original price + DLD 4% | AED 1,984,284 |
| Selling price | AED 1,720,000 |
| Discount | AED 264,284 (13.3%) |
| Developer | Imtiaz |
| Sub-community | Dubai Islands |
| Property type | Apartment |
| Built-up area | 724 sq.ft |
| Price per sq.ft (BUA) | AED 2,376 |
| Floor | (7-12) |
| View | Road, Partial Canal |
| Handover | Q3 2027 |
| Source listing | distressonly.deals/u/IVot8Y — listed 17 August 2026 |
Distress Deal
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 the seventh to twelfth floor band, with a road and partial canal aspect, and carries a balcony. Handover is stated as Q3 2027 and the developer is Imtiaz. This is the most accessible ticket among the island listings in this group, and the 724 sq.ft floor plate is a conventional one-bedroom size rather than an oversized one, which keeps the absolute figure down. The floor plan is available on request.
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.
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.
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 sits below the two other Dubai Islands apartments in this group, and the aspect explains most of the difference: 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 gap is the decision. With handover in Q3 2027, the outstanding developer instalments sit alongside the transfer payment.
This suits a buyer who wants island exposure at the lowest ticket available in the current group, and who values entry basis over outlook. At AED 1,720,000 with a 13.3% reduction against original price it is the most accessible of the Dubai Islands listings we hold, and 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.
Illustrative model
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.
The date this listing was added to our records. The asking price below is the one published then, and was still -14 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.
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.
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 1,824,920 |
| 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.
| 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.
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.
WYNWOOD — Dubai Islands
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