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 25 August 2026, -22 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 2,780,000 |
| Original price + DLD 4% | AED 2,948,284 |
| Selling price | AED 2,780,000 |
| Discount | AED 168,284 (5.7%) |
| Developer | Emaar |
| Sub-community | Dubai Hills Estate |
| Property type | Apartment |
| Built-up area | 1,138 sq.ft |
| Price per sq.ft (BUA) | AED 2,443 |
| Floor | (10-15) |
| View | Dubai Hills Mall |
| Handover | February 2029 |
| Source listing | distressonly.deals/u/MpbNJN — listed 25 August 2026 |
Distress Deal
This two-bedroom corner apartment in Address Residences Dubai Hills Estate - Tower A is offered at AED 2,780,000. The source records an original price plus the 4% DLD fee of AED 2,948,284, so the asking figure sits AED 168,284, or 5.7%, below original price. The apartment measures 1,138 sq.ft of built-up area, giving an entry basis of AED 2,443 per sq.ft on that built-up area. It occupies the tenth to fifteenth floor band, looks towards Dubai Hills Mall, is a corner unit and carries a balcony. Handover is stated as February 2029 and the developer is Emaar. Two attributes separate this unit from others in the same tower and neither can be acquired later: the corner position, which brings light and outlook on two elevations, and the floor band. The floor plan is available on request.
Dubai Hills Estate occupies the ground between Al Khail Road and Umm Suqeim Street, roughly midway between Downtown Dubai and the Jumeirah coast, and it is one of the few large master communities to sit inside the city's established middle ring rather than beyond it. That position is the point of the address. Al Khail Road runs along the eastern edge and connects north to Business Bay and Downtown in one direction and south to Dubai Marina and Jebel Ali in the other, while Umm Suqeim Street crosses west towards Al Barsha, Mall of the Emirates and the coast. The community is laid out around an 18-hole golf course, with the residential clusters, the retail centre and the parkland arranged along a central spine. Travel is by car.
Dubai Hills Estate is unusually complete for a community of its age. Dubai Hills Mall anchors the retail offer with a full-scale department and supermarket line-up, cinema and restaurant floors; Dubai Hills Park provides a large central green with a skate park, splash play, a boating lake and a jogging loop; and the Dubai Hills Golf Club sits at the centre of the plan. Schools, nurseries and clinics are established within the community rather than promised, which is the difference between an emerging and a settled address. This apartment looks towards the mall, which places the retail and dining offer on its doorstep, and its corner position gives it a second elevation and its own balcony. For the building's facility schedule and the floor plan, please contact us. Very few communities in Dubai offer that combination already built rather than promised.
The 5.7% 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 2,443 per sq.ft on built-up area the entry basis reflects an established, fully serviced community and a branded Address residence, and it should be read against that rather than against emerging districts at the city's edge. The reduction is modest. Handover is stated as February 2029, the longest horizon of any listing in this group, which means the outstanding developer instalments are correspondingly large relative to the sum payable on transfer. That balance is the single most important figure for a buyer here, and we hold the schedule.
This suits a buyer who wants a branded corner apartment in a completed, fully amenitised community close to the centre of the city, and who is comfortable with a long run to a 2029 handover. The corner position, the floor band and the mall aspect are the durable attributes; the 5.7% reduction is a secondary consideration and should be treated as such. The long horizon cuts both ways: it spreads the remaining instalments over a longer period, which helps cash flow, but it also defers occupation or rental income by three years. Which of those matters more depends entirely on your purpose, and that is the conversation to have first. For the floor plan, the payment schedule and current availability, please get in touch.
Illustrative model
Set your own assumptions and see how DISTRESS DEAL: 2-BR IN ADDRESS RESIDENCES DUBAI HILLS ESTATE - TOWER A 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 -22 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.
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 2,949,580 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 2,721,620 | AED 2,721,620 |
| Years 1–5 | AED 0 | AED 2,721,620 | AED 2,721,620 |
| Less the year-0 outflow of AED 2,949,580 → total profit | −AED 227,960 | ||
Exit at year 5: illustrative sale price AED 2,780,000 less selling costs AED 58,380 = AED 2,721,620 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 2.15M | — | — | — |
| −3% p.a. | AED 2.39M | — | — | — |
| 0% p.a.your figure | AED 2.78M | — | — | — |
| 3% p.a. | AED 3.22M | — | — | — |
| 5% p.a. | AED 3.55M | — | — | — |
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.
ADDRESS RESIDENCES DUBAI HILLS ESTATE - TOWER A — Dubai Hills Estate
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