This 2-bedroom corner apartment in Altan, Dubai Creek Harbour, is offered as a distress deal at AED 3,000,000. The original price, including DLD fees, was AED 3,502,719, so the current entry point reflects a 14.3% discount, or AED 502,719 below the original commitment. The unit spans 1,453 sq.ft, placing the price per square foot at AED 2,065. Recent transactions in Altan for similar 2-bedroom layouts have registered between AED 2,241 and AED 2,099 per sq.ft, so this deal is positioned at a modest but real discount to recent market evidence. The apartment is on a high floor (levels 17–20), with views over Creek, Downtown, and Meydan, and features a balcony. Handover is scheduled for Q3 2029, with a staged payment plan in place. The core investment thesis is a below-market entry into a new Emaar project, with the potential for capital appreciation as the area matures and the project nears completion.
ALTAN · Creek HarbourEmaar · Creek Harbour
DISTRESS DEAL: 2-BR IN ALTAN
- Unit
- 2-BR
- Size
- 1,453 sq.ft
- Developer
- Emaar
- Handover
- Q3 2029
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 24 March 2026, 177 days before that check, and it is not re-checked against the market automatically. A listing this old should be treated as indicative — confirm with us that it is still available and still at this price before you act on it.
On this page
Quick navigation
The numbers
Payment breakdown
- Payment to sellerAED 642,479
- DLD Transfer fee (4% of OP + 40 AED)AED 134,760
- DLD Registration Trustee fee + 5% VATAED 5,250
- Buyer's agent commission 2% + 5% VATAED 63,000
- Total on transferAED 845,489
- 3-JUN-2026AED 336,789
- 4-FEB-2027AED 336,789
- 18-OCT-2027AED 336,789
- 18-MAR-2028AED 336,789
- 17-OCT-2028AED 336,789
- 31-JUL-2029AED 673,576
- Total remaining payment planAED 2,357,521
Ask us to walk through this schedule, or to confirm the current balance with the developer before terms are agreed.
Ask about these termsLayout
Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
Altan is located in the Green Gate precinct of Dubai Creek Harbour, a master-planned district by Emaar. The area is positioned along the waterfront, offering proximity to both the Creek and the city skyline. Connectivity is a key advantage: Dubai Creek Harbour is accessible via Ras Al Khor Road and is a short drive from Downtown Dubai, Business Bay, and Dubai International Airport. The planned extension of the Dubai Metro and improved road infrastructure are expected to further enhance access as the district develops. For residents and tenants, this means practical commuting options to major business and leisure hubs, while still benefiting from a quieter, waterfront setting. Ride-hailing services and local bus routes currently form the main public transport layer, with further improvements anticipated as the community grows.
AMENITIES & SURROUNDING
Altan Tower is a 58-storey residential building under development, with a total of approximately 479 units. Amenities are designed to support both active and relaxed lifestyles, including a swimming pool, pool deck, indoor and outdoor gyms, yoga and meditation areas, padel tennis court, barbecue facilities, sunken seating, and a co-working space. The building features high-ceiling lobbies, contemporary kitchens, custom-built wardrobes, and modern bathroom fixtures. The wider Dubai Creek Harbour community offers retail, dining, and leisure options, with the Creek Marina, Central Park, and the upcoming Creek Tower all contributing to the area's appeal. The district is intended as a mixed-use, walkable environment, with landscaped promenades and green spaces supporting both family and professional tenant demand.
MARKET
At AED 2,099 per sq.ft, this unit is priced below recent transaction levels for comparable 2-bedroom units in Altan, which have ranged from AED 2,241 to AED 2,099 per sq.ft. The discount is clear but not extreme, reflecting a realistic distress position rather than a fire-sale scenario. Dubai Creek Harbour has seen steady demand for off-plan units, particularly from end-users and investors seeking longer-term capital growth. The area is still maturing, so liquidity is likely to improve as handovers approach and infrastructure is completed. Rental demand is expected to be driven by professionals and families seeking proximity to Downtown and the airport, but investors should factor in the usual off-plan risks: construction timelines, future supply, and the pace of community activation. The payment plan structure allows for staged capital deployment, which can be attractive for buyers seeking to manage cash flow ahead of handover.
CONCLUSION
This Altan 2-bedroom deal offers a straightforward below-market entry into a new Emaar development in Dubai Creek Harbour. The discount is visible against both original pricing and recent transaction benchmarks, and the high-floor, corner layout with broad views adds to the unit's appeal. The main strengths are the payment plan flexibility, the quality of the planned amenities, and the long-term positioning of Dubai Creek Harbour as a growth corridor. The key risks are the extended handover timeline and the need for the wider district to reach full maturity to support resale and rental liquidity. For investors comfortable with a multi-year horizon and seeking exposure to a new waterfront community, this deal provides a measured entry point with a clear pricing advantage over current comparable sales. The core thesis is a disciplined, discounted acquisition in a recognised Emaar project with future upside potential.
Location
ALTAN — Creek Harbour, Dubai
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 2-BR IN ALTAN 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 177 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.
As stated on this listing. Rent cannot start before handover, so on an incomplete unit the early years of the schedule below are holding cost only.
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 3,183,000 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 2,937,000 | AED 2,937,000 |
| Years 1–5 | AED 0 | AED 2,937,000 | AED 2,937,000 |
| Less the year-0 outflow of AED 3,183,000 → total profit | −AED 246,000 | ||
Exit at year 5: illustrative sale price AED 3,000,000 less selling costs AED 63,000 = AED 2,937,000 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 2.32M | — | — | — |
| −3% p.a. | AED 2.58M | — | — | — |
| 0% p.a.your figure | AED 3M | — | — | — |
| 3% p.a. | AED 3.48M | — | — | — |
| 5% p.a. | AED 3.83M | — | — | — |
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.
More deals
The latest distress deals
The most recently listed deals that were still available when we last checked. Sold units are not shown here.
Emaar Beachfront
DISTRESS DEAL: 1-BR IN DAMAC BAY - TOWER C
- Price / sq.ft
- AED 3,378
- Developer
- Damac
- Handover
- Q4 2027
Rashid Yachts and Marina
DISTRESS DEAL: 1-BR IN OCEAN POINT - TOWER 2
- Price / sq.ft
- AED 1,908
- Developer
- Emaar
Emaar Beachfront
DISTRESS DEAL: 1-BR IN SEAPOINT - TOWER 2
- Size
- 764 sq.ft
- Price / sq.ft
- AED 3,442
- Developer
- Emaar
- Handover
- Q2 2028
Bluewaters Island
DISTRESS DEAL: 2-BR + Maid's IN BLUEWATERS BAY - BUILDING 1
- Size
- 1,670 sq.ft
- Price / sq.ft
- AED 3,145
- Developer
- Meraas
- Handover
- Q3 2027
Sobha Hartland II
DISTRESS DEAL: 2-BR IN SKYSCAPE ALTIUS
- Size
- 1,268 sq.ft
- Price / sq.ft
- AED 2,129
- Developer
- Sobha
- Handover
- Q4 2028
Emaar Beachfront
DISTRESS DEAL: BULK DEAL - 9 APARTMENTS IN BAYVIEW - TOWER 1
- Size
- 10,041 sq.ft
- Price / sq.ft
- AED 4,681
- Developer
- Emaar
- Handover
- Q2 2027
Read next
A discounted unit is bought the same way any other is. The questions are just sharper. These are our own guides and articles on buying from overseas, taking on a resale or an off-plan assignment, and what the purchase costs.
The gold rule under an entry is its length, against the longest piece here.
Guides
How to Buy Dubai Property from Overseas
Power of attorney, attestation country by country, remote AML checks, funding the purchase, and remote signing against a short trip.
How to Buy Ready (Secondary) Property in Dubai
The fixed sequence the Land Department sets for a resale — an agreed Form F, a deposit, a developer NOC and the Trustee Office transfer.
Pre-Handover Assignment (Off-Plan ‘Flipping’) in Dubai: How It Works
Assigning an off-plan unit before handover — the developer NOC and minimum-paid rules, the fees that come off the profit, and when it still loses money.
Off-Plan Payment Plans in Dubai Explained: 10/90, 50/50 and Post-Handover
Construction-linked and post-handover structures, what escrow protects at each stage, and what happens if a later instalment cannot be funded.
NOC (No Objection Certificate) for a Dubai Property Purchase
What the developer’s certificate confirms, how service-charge clearance runs through Mollak, and the usual reasons issuance is delayed.
How to Vet a Dubai Developer Before You Buy
Brochures are marketing; DLD registration, project escrow status and broker licensing are checkable public facts. How to verify all three.
A Due-Diligence Checklist for Buying in Dubai
Who owns the title, whether the unit carries a mortgage or a restriction, and whether its service charges are current. In order, with the tool that verifies each.
The True Cost of Buying Property in Dubai: All Fees Explained
Transfer, trustee office, agency commission, developer NOC and the mortgage costs, each set against the Land Department’s own published figures.
Mortgages for Non-Residents in Dubai
What a genuine non-resident can borrow, as distinct from a UAE-resident expatriate, which banks lend, and how a purchase is completed remotely.
Capital Gains & Property Tax in Dubai: What Investors Actually Pay
What an individual owner is and is not charged here, which transaction cost is the real one, and why your home-country position is a separate question.
Articles
How to Buy a Cancellation Unit in Dubai: Strategic Guide
A cancellation unit is a launch booking the first buyer lost — how they reach the market, and the steps to secure one at launch pricing.
How to Buy Dubai Property During Crisis and Build a Portfolio at Peak Fear
The historical entry points, yields by district, and a contrarian acquisition process for buying when confidence is at its lowest.
Buying a Resale Property in Dubai: Step-by-Step Guide for Investors
The process, the legal steps, the costs and the mortgage options, for residents and international investors alike.
How to Buy Property in Dubai as a Foreign Investor: Step-By-Step Guide
Costs, the legal process, the risks, and how to structure the investment — written for a buyer outside the UAE.
Buying Off-Plan Property in Dubai: Primary Market Guide
The primary market end to end. EOIs, SPAs, payment plans, Oqood, escrow, resales and mortgages.
Residential Mortgages in Dubai: Guide for Expats and Investors
Rates, loan-to-value limits, eligibility, fees and the documents a lender asks for, for residents and investors.