Distress Deal
On this page
The numbers
| UNIT PRICE | AED 6,150,000 |
| Payment to seller | AED 3,876,635 |
| DLD Transfer fee (4% of OP + 40 AED) | AED 244,271 |
| Trustee Office Fee | AED 5,250 |
| Buyer's Agency Commission (2% + VAT) | AED 129,150 |
| 60% construction | AED 757,789 |
| 80% construction | AED 757,789 |
| On Handover | AED 757,787 |
| Total on Transfer | AED 4,255,306 |
| Total remaining Payment Plan | AED 2,273,365 |
| TOTAL COST FOR BUYER | AED 6,528,671 |
Layout
Distress Deal
This is a two-bedroom apartment in Address Bayview - Tower 2, the Emaar branded residence at Emaar Beachfront, measuring 1,468 sq.ft between the 21st and 39th floors with marina and sea views and a balcony. The asking price is AED 6,150,000 against an original price plus DLD of AED 7,881,004, a reduction of AED 1,731,004 or 22.0% below original price. That is a reduction of more than AED 1.7 million in absolute terms. On 1,468 sq.ft of built-up area that is AED 4,189 per square foot, which reflects the branded beachfront address. The buyer settles AED 4,255,306 at transfer, of which AED 3,876,635 goes to the seller, and carries AED 2,273,365 across three construction and handover instalments, for a total cost of AED 6,528,671. Handover is scheduled for Q3 2028.
Emaar Beachfront is a private island district between Dubai Marina and Palm Jumeirah, reached by a dedicated bridge from Dubai Harbour. The position gives the district its own beach frontage while keeping Dubai Marina's restaurants and the JBR beach strip within a few minutes by car or a walk over the bridge. Sheikh Zayed Road runs immediately inland, with DMCC and Sobha Realty metro stations on the Red Line at the Marina's edge and the Dubai Tram serving the Marina itself. Palm Jumeirah, Bluewaters Island and Ain Dubai are all close neighbours. Dubai International Airport is roughly thirty minutes by car outside peak hours and Al Maktoum International around thirty-five. The bridge access also means the district has controlled entry rather than through traffic, which is part of what the address is priced on.
Address Bayview is part of the Address Hotels and Resorts branded residence line, which means hotel-managed service standards alongside the residential offer. Branded residences of this type typically carry concierge, housekeeping on request, resident-only pool decks, gymnasiums and direct beach access. Emaar Beachfront as a district is planned around a private beach, a marina and a retail and dining promenade at its centre. This particular unit sits high in the tower, between the 21st and 39th floors, with both marina and sea outlooks, which is the aspect the branded product is priced on. Dubai Harbour, immediately adjacent, brings a cruise terminal, a large marina and additional retail into walking distance. Branded residence service charges are higher than for unbranded stock, and that should be modelled explicitly before any yield is calculated.
A 22.0% reduction against original price plus DLD, worth AED 1,731,004, is a large reduction and an unusual one for an Emaar branded residence in a supply-constrained beachfront district. At AED 4,189 per square foot the unit still carries a clear premium by area, which is consistent with the address and the brand rather than an anomaly. The payment shape is front-loaded: AED 4,255,306 settles at transfer and only AED 2,273,365 remains across two construction milestones and handover in Q3 2028. Branded beachfront stock has historically shown resilience because the land is finite and the supply pipeline is small, though a buyer should note that two-bedroom units are the most heavily traded size in the district. A discount of this size on a branded Emaar unit usually reflects a seller position rather than a view on the asset, and that distinction is worth establishing before you negotiate.
A buyer gets an Emaar branded residence on a private beachfront island with marina and sea views, at AED 1,731,004 below the original price plus DLD, and a manageable AED 2.27m remaining to handover in Q3 2028. The requirement is capital at transfer: over two-thirds of the total cost settles up front. The general off-plan risks apply, though Emaar's delivery record on this district is established. Every figure is taken from the seller's published listing. Confirm the construction status, the branded residence service charge and the milestone triggers with us before you act. We can also obtain the floor plan, the branded service schedule and the construction status.
Illustrative model
Set your own assumptions and see how DISTRESS DEAL: 2-BR IN ADDRESS BAYVIEW - TOWER 2 behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.
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.
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 6,525,150 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 6,020,850 | AED 6,020,850 |
| Years 1–5 | AED 0 | AED 6,020,850 | AED 6,020,850 |
| Less the year-0 outflow of AED 6,525,150 → total profit | −AED 504,300 | ||
Exit at year 5: illustrative sale price AED 6,150,000 less selling costs AED 129,150 = AED 6,020,850 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 4.76M | — | — | — |
| −3% p.a. | AED 5.28M | — | — | — |
| 0% p.a.your figure | AED 6.15M | — | — | — |
| 3% p.a. | AED 7.13M | — | — | — |
| 5% p.a. | AED 7.85M | — | — | — |
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.
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