This two-bedroom apartment in Agua 2, Dubai Islands, is offered at AED 2,850,000. The apartment measures 1,270 sq.ft of built-up area, which puts the entry basis at AED 2,244 per sq.ft on that built-up area. It sits in a low floor band between the first and fifth storeys with a park aspect, carries a balcony, and handover is stated as December 2027. The developer is Citi Developers. One point to be clear about from the outset: the source publishes a selling price for this unit but no original price and no market benchmark, so no discount figure is stated here and none should be inferred. Every other figure above is taken directly from the source listing. If an original-price position can be established we will pass it on.
Available
AGUA 2 · Dubai Islands
AGUA 2 · Dubai IslandsCiti Developers · Dubai Islands
DISTRESS DEAL: 2-BR IN AGUA 2
Asking priceAED 2,850,000AED 2,244 per sq.ft
- Unit
- 2-BR
- Size
- 1,270 sq.ft
- Developer
- Citi Developers
Available
Listed 3 August 2026Status confirmed 17 September 2026
Available when we last checked on 17 September 2026. The asking price shown is the one published when the listing was added on 3 August 2026, 45 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
Total cost for buyerAED 3,029,140The unit price plus the transfer fees and commission — the whole commitment, not the headline.
Unit priceAED 2,850,000
Fees and commissionAED 179,140
Step 01Due at transferAED 1,306,608Payable when the unit transfers to the buyer.
- Payment to sellerAED 1,127,468
- DLD Transfer fee (4% + 40 AED)AED 114,040
- Trustee Office FeeAED 5,250
- Buyer's Agency Commission (2% + VAT)AED 59,850
- Total on transferAED 1,306,608
Step 02Payable to Citi Developers after transferAED 1,722,532The balance of the payment plan, which the buyer takes over.
15 scheduled payments · AED 1,722,532
- 17-SEP-2026AED 26,915
- 17-OCT-2026AED 26,915
- 17-NOV-2026AED 26,915
- 17-DEC-2026AED 26,915
- 17-JAN-2027AED 26,915
- 17-FEB-2027AED 26,915
- 17-MAR-2027AED 26,915
- 17-APR-2027AED 26,915
- 17-MAY-2027AED 26,915
- 17-JUN-2027AED 26,915
- 17-JUL-2027AED 26,915
- 17-AUG-2027AED 26,915
- 17-SEP-2027AED 26,915
- 17-OCT-2027AED 26,915
- 17-NOV-2027AED 1,345,722
- Total remaining payment planAED 1,722,532
Ask us to walk through this schedule, or to confirm the current balance with the developer before terms are agreed.
Ask about these termsUnit details
- Property type
- Apartment
- Floor
- (1-5)
- View
- Park
- Handover
- December 2027
Layout
Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
Dubai Islands is the reclaimed archipelago off the Deira shoreline, formerly Deira Islands, now developed under a Nakheel masterplan across five islands combining resort, marina and residential uses. The causeway from Al Khaleej Road carries the main access, running south into Deira, the Gold Souk quarter and the historic creek district, and connecting 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 of the city's residential districts. The Infinity Bridge to the west provides a direct crossing of the creek towards Bur Dubai and the Jumeirah corridor. Movement within the islands is by car while the internal network and promenades are completed. For an investor, the proximity to the airport and to the established Deira business quarter are supports for tenant demand that already exist rather than being promised.
AMENITIES & SURROUNDING
The islands are planned 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 set out across the masterplan. Souk Al Marfa and the Waterfront Market sit at the landward end of the causeway, with the established Deira retail and dining quarter immediately behind them, which gives the islands a genuine city hinterland rather than an isolated resort setting. This apartment faces a park rather than a road, which in a low floor band is the aspect that matters most, and it carries its own balcony. For the building's facility schedule and the floor plan, please contact us. Beach access arrangements vary between schemes on the islands, so it is worth establishing exactly what this building carries.
MARKET
No discount is published for this unit. The source carries a selling price of AED 2,850,000 and neither an original price nor a current market benchmark, so there is no basis on which to state a reduction, and we have not calculated one. What can be said is the arithmetic of the unit itself: 1,270 sq.ft of built-up area at AED 2,850,000 gives an entry basis of AED 2,244 per sq.ft on built-up area. Handover is stated as December 2027, so a buyer takes on the remaining developer instalments alongside the payment due to the seller at transfer. We will obtain and set out that schedule. The absence of a published original price is a gap in the source, not a judgement about the unit.
CONCLUSION
This suits a buyer who wants a two-bedroom apartment on the new Deira waterfront at an entry basis of AED 2,244 per sq.ft on built-up area, with occupation in 2027. The park aspect and the low floor band together make it a quieter proposition than the marina-facing units in the same district, and it is priced accordingly. Because no original price is published, this listing should be judged on its own arithmetic rather than against a headline reduction, and we would rather say that plainly than attach a figure we cannot source. Before an offer we will obtain the payment schedule and confirm the transfer costs and the seller's position. For the floor plan and current availability, please get in touch.
Location
AGUA 2 — Dubai Islands
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 2-BR IN AGUA 2 behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.
Listed
3 August 2026
The date this listing was added to our records. The asking price below is the one published then, and was still 45 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.
Asking price per sq.ft
AED 2,244/sqft
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.
Total cash investedThe purchase price plus every cost of getting the keys. It is the denominator of the ROI, ROE and IRR figures.
AED 3.02M
Price plus every acquisition cost
Illustrative exit price
AED 2.85M
After 5 yr at 0.0% p.a.
Total profit, capital onlyCapital movement over the hold, less every purchase and sale cost and the service charge. It carries no rental income at all, because no rent has been set.
—
Set service charge, maintenance & management, vacancy allowance above
Net yieldNet operating income (rent collected less management, maintenance and service charge) divided by the purchase price. It cannot be calculated until a gross annual rent is set.
—
Set a gross annual rent
Cash out, and cash back over 5 years
Set service charge, maintenance & management, vacancy allowance above to see cash back — until then this figure would be assuming zero for them.
Cash required at completion
Purchase priceAED 2,850,000
DLD transfer fee (4%)AED 114,000
Agency fee (2%)AED 57,000
VAT on agency fee (5%)AED 2,850
Conveyancing, trustee & adminAED 0
Total cash investedAED 3,023,850
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.
Annual operating position
Gross annual rentAED 0
Vacancy allowance (not set)—
Maintenance & management (not set)—
Service charge (1,270 sq ft at a rate not yet set)—
Net operating income—
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 3,023,850 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 2,790,150 | AED 2,790,150 |
| Years 1–5 | AED 0 | AED 2,790,150 | AED 2,790,150 |
| Less the year-0 outflow of AED 3,023,850 → total profit | −AED 233,700 | ||
Exit at year 5: illustrative sale price AED 2,850,000 less selling costs AED 59,850 = AED 2,790,150 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 2.21M | — | — | — |
| −3% p.a. | AED 2.45M | — | — | — |
| 0% p.a.your figure | AED 2.85M | — | — | — |
| 3% p.a. | AED 3.30M | — | — | — |
| 5% p.a. | AED 3.64M | — | — | — |
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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