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DLD · MEDIAN 12M TO JUL 2026
DISTRESS DEAL: 2-BR IN 320 RIVERSIDE CRESCENT

Distress Deal

DISTRESS DEAL: 2-BR IN 320 RIVERSIDE CRESCENT

Asking PriceAED 2,440,000
Below Original Price13.3%
Size1,177 sq.ft
Bedrooms2
Price / Sq.FtAED 2,073
HandoverQ3 2027
Sold
Listed 12 March 2026Status confirmed 3 August 2026

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 12 March 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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The numbers

Payment breakdown

UNIT PRICE AED 2,440,000

PAYMENTS ON TRANSFER

1. Payment to seller AED 1,362,180
2. DLD Transfer fee 4% + 40 AED AED 97,640
3. DLD Registration Trustee fee + 5% VAT AED 5,250
4. Buyer's agent commission 2% + 5% VAT AED 51,240

PAYMENT PLAN SCHEDULE

7/5/2026 AED 269,455
3/11/2026 AED 269,455
On Handover AED 538,910

SUMMARY

Total on Transfer AED 1,516,310
Total remaining Payment Plan AED 1,077,820
TOTAL COST FOR BUYER AED 2,594,130

Distress Deal

PROJECT DESCRIPTION

OVERVIEW

This 2-bedroom in 320 Riverside Crescent is being offered as a Distress Deal at AED 2,440,000. Against the AED 2,815,280 original price plus DLD basis, the current ask shows a 13.3% below original price discount and a headline saving of AED 375,280. The unit is by Sobha, recorded at 1,177 sq.ft, and scheduled for handover in Q3 2027. That gives the buyer a clear number to underwrite today rather than a vague promise of future upside: the real question is whether this discounted basis is strong enough for the project, location and remaining construction timeline.

LOCATION & TRANSPORT

330 Riverside Crescent is situated within Sobha Hartland 2 in Bu Kadra, an emerging residential area located within the Meydan district of Mohammed Bin Rashid City. The site lies roughly southeast of central Dubai and forms part of a large scale mixed use urban expansion initiated by the Government of Dubai. Mohammed Bin Rashid City covers a strategic corridor that connects Downtown Dubai, Meydan, Ras Al Khor and Al Jaddaf. For a buyer, that matters because accessibility and neighbourhood depth will influence both resale liquidity and the quality of the end-user audience once the project completes.

AMENITIES & SURROUNDING

330 Riverside Crescent is configured as a residential skyscraper rising above a structured podium. The stepped podium integrates a retail and leisure zone at ground level with landscaped terraces above. Upper floors contain residential apartments that overlook internal water features and the surrounding community. In practical terms, that surrounding amenity base is what turns a discounted off-plan listing from a spreadsheet idea into a liveable asset with clearer rental and resale support.

MARKET

Residential units within the development have been recorded within Dubai Land Department transaction data as part of off plan sales activity during the construction period. Recorded transactions include one and two bedroom apartments with sale prices ranging from approximately AED 800000 to above AED 2000000 depending on size and configuration. These records illustrate the evolving market pricing environment for newly launched residential units in emerging master planned districts of Dubai. At AED 2,073, the unit sits in a price band that buyers will compare directly with other Sobha Hartland II launches and with nearby Meydan alternatives. The key underwriting question is whether the current basis properly compensates for the remaining off-plan period through Q3 2027. Here the 13.3% below original price discount is meaningful because it improves the entry cost while keeping exposure to one of the better-known branded master communities in the corridor.

CONCLUSION

Overall, this 320 Riverside Crescent listing deserves attention because the discounted basis is visible in the actual numbers, not only in the marketing label. Buyers should weigh AED 2,440,000, 13.3% below original price, 1,177 sq.ft and the run-in to Q3 2027 against the best competing stock in Sobha Hartland II; if it still stands up after that comparison, the opportunity is real.

Illustrative model

Scenario modeller

Set your own assumptions and see how DISTRESS DEAL: 2-BR IN 320 RIVERSIDE CRESCENT behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.

Purchase

The price you are actually considering.

Drives the service charge only.

Rent and service charge both start here.

Holding & income

Your figure — we have not assumed one.

0% holds rent flat. It may be negative.

8% is roughly a month plus re-letting.

Letting fees and routine repairs.

Replace with the building's own schedule.

Acquisition costs

4% is the Dubai standard.

Buyer-side. 5% VAT added.

Trustee, title deed, NOC.

Exit

1 to 40 years.

0% by default: we publish no price forecasts.

5% VAT added automatically.

Nothing to calculate yet

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

320 RIVERSIDE CRESCENT — Sobha Hartland II, Dubai

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