This is a two-bedroom apartment in Aark Residence, in Dubailand Residence Complex. The unit measures 1,225 sq.ft on a low floor with a community outlook and a balcony. It is complete and tenanted, with the lease running to August 2027, so a buyer acquires an income-producing asset rather than a construction position. The asking price is AED 1,350,000 against an original price plus DLD of AED 1,372,800, a reduction of AED 22,800 or 1.7% below original price. On 1,225 sq.ft of built-up area that is AED 1,102 per square foot. Because the unit is ready, the whole consideration settles at transfer: AED 1,350,000 to the seller plus AED 54,040 DLD transfer fee, AED 4,200 trustee office fee, AED 28,350 agency commission and an AED 580 title deed fee, for a total buyer cost of AED 1,437,170.
AARK RESIDENCE · Dubailand Residence Complex1 / 2Aark · Dubailand Residence Complex
DISTRESS DEAL: 2-BR IN AARK RESIDENCE
- Unit
- 2-BR
- Size
- 1,225 sq.ft
- Developer
- Aark
The discount is measured against the original price + DLD recorded for this unit, not against a valuation.
Available when we last checked on 17 September 2026. The asking price shown is the one published when the listing was added on 17 September 2026, 0 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.
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The numbers
Payment breakdown
- Payment to sellerAED 1,350,000
- DLD Transfer fee (4% + 40 AED)AED 54,040
- Trustee Office FeeAED 4,200
- Buyer's Agency Commission (2% + VAT)AED 28,350
- Title Deed FeeAED 580
- Total on transferAED 1,437,170
Ask us to walk through this schedule, or to confirm the current balance with the developer before terms are agreed.
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Layout
Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
Dubailand Residence Complex sits in the southern band of Dubailand, off Sheikh Mohammed Bin Zayed Road with access via Al Ain Road. It is a mid-market residential pocket built around clusters of apartment buildings rather than villas, and it has filled in steadily as Dubailand's wider masterplan has advanced. Global Village and the IMG Worlds of Adventure theme park are close neighbours, and Dubai Silicon Oasis, with its offices and schools, lies to the north-east. Downtown Dubai is roughly twenty-five minutes by car outside peak hours and Dubai International Airport around thirty. The district is car-dependent, with no metro station in walking distance, which is reflected in the price point and in the tenant profile the area attracts. Bus routes run along the main arteries, but in practice residents here drive, and parking provision is part of what makes the building work.
AMENITIES & SURROUNDING
Aark Residence is a completed apartment building, and the practical amenity for a buyer here is that everything is in place and verifiable on inspection rather than promised. Buildings in Dubailand Residence Complex generally provide a swimming pool, a gym, covered parking and basic community landscaping. The surrounding cluster carries the supermarkets, pharmacies, laundries and casual dining that serve a resident population, with larger retail at Dubai Outlet Mall and Global Village within a short drive. Schools serving the area include those clustered around Dubai Silicon Oasis and Academic City. The community outlook from a low floor is a modest attribute, but it is the kind of unit that lets easily because the rent sits where a broad band of tenants can reach it.
MARKET
The 1.7% gap to original price is small, and it is not the reason to look at this unit. The case here is yield and certainty: the apartment is finished, it is let until August 2027 and the entry price of AED 1,102 per square foot on built-up area sits at the lower end of the Dubai apartment range. A buyer takes on an existing tenancy, which means income from day one but also means the unit cannot be occupied or re-let until the lease runs out. Dubailand Residence Complex competes on affordability rather than address, and its risk is supply: the surrounding land bank is large and further apartment stock will come forward. Liquidity in this segment depends on rent levels holding, which in turn depends on how quickly that supply arrives. A buyer should also model the service charge, because at this price point it is a meaningful share of the gross yield rather than a rounding item.
CONCLUSION
This is an income purchase rather than a discount play. The unit is built, occupied and let to August 2027, and the entry price of AED 1,102 per square foot on built-up area is modest. A buyer gets a rent cheque immediately and a clean title transfer with no construction risk to carry. The trade-off is that the discount to original price is nominal, the tenancy limits what can be done with the unit in the near term, and the district is car-dependent and exposed to future supply. Every figure here comes from the seller's published listing. Confirm the rent, the lease terms and the service charge with us before acting, and we can arrange a viewing subject to the tenant's notice. The title deed fee and trustee charge are already included in the total cost shown above.
Location
AARK RESIDENCE — Dubailand Residence Complex, Dubai
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 2-BR IN AARK RESIDENCE 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 0 days old when we last checked this listing on 17 September 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.
Set service charge, maintenance & management, vacancy allowance above to see cash back — until then this figure would be assuming zero for them.
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.
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 1,432,350 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 1,321,650 | AED 1,321,650 |
| Years 1–5 | AED 0 | AED 1,321,650 | AED 1,321,650 |
| Less the year-0 outflow of AED 1,432,350 → total profit | −AED 110,700 | ||
Exit at year 5: illustrative sale price AED 1,350,000 less selling costs AED 28,350 = AED 1,321,650 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 1.04M | — | — | — |
| −3% p.a. | AED 1.16M | — | — | — |
| 0% p.a.your figure | AED 1.35M | — | — | — |
| 3% p.a. | AED 1.57M | — | — | — |
| 5% p.a. | AED 1.72M | — | — | — |
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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