Distress Deal

DISTRESS DEAL: 2-BR IN BAYVIEW

Asking PriceAED 7,000,000

Below Original Price11.2%

Size1,468 sq.ft

Bedrooms2

Price / Sq.FtAED 4,768

HandoverQ2 2028

Sold

Listed 15 March 2026Status confirmed 3 August 2026

This unit has sold and is no longer available. The page is kept as a record of a deal we transacted. Every figure on it — the asking price, the discount to original price and the payment schedule — is the position as listed on 15 March 2026 and is historic. It is not an indication of what the same unit, or a comparable one, would cost today.

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The numbers

Payment breakdown

UNIT PRICE

AED 7,000,000

PAYMENTS ON TRANSFER

1. Payment to seller	AED 3,211,057
2. DLD Transfer fee 4% + 40 AED	AED 280,040
3. DLD Registration Trustee fee + 5% VAT	AED 5,250
4. Buyer's agent commission 2% + 5% VAT	AED 147,000

PAYMENT PLAN SCHEDULE

18-Feb-2026	AED 757,789
18-Sep-2026	AED 757,789
22-Mar-2027	AED 757,789
22-Sep-2027	AED 757,789
On Handover (31-Jul-2028)	AED 757,787

SUMMARY

Total on Transfer	AED 3,643,347
Total remaining Payment Plan	AED 3,788,943
TOTAL COST FOR BUYER	AED 7,432,290

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Distress Deal

PROJECT DESCRIPTION

OVERVIEW

This distress deal presents a 2-bedroom apartment in Bayview - Tower 2 at Emaar Beachfront, offered at AED 7,000,000. The original price for this unit was AED 7,881,004, positioning the current offer at an 11.2% discount to the original price. With a size of 1,468 sq.ft, the entry basis stands at approximately AED 4,768 per sq.ft. The apartment is located on a mid-to-high floor (levels 21-36) and features a full sea view and a balcony, enhancing its appeal for both end-users and investors. Handover is scheduled for Q2 2028, and the payment plan allows for staged payments through to completion, reducing upfront capital exposure. The immediate investment thesis is straightforward: this is a branded, fully furnished Address Hotels + Resorts unit in a master-planned beachfront community, offered below the developer’s original price, with a flexible payment structure and a handover timeline that aligns with Dubai’s ongoing waterfront demand story.

LOCATION & TRANSPORT

Bayview - Tower 2 is situated within Emaar Beachfront, a prominent master development in Dubai Harbour, adjacent to Dubai Marina. The location offers direct access to Sheikh Zayed Road, making it practical for both daily commuting and leisure access to key city destinations. Residents benefit from proximity to Dubai Marina, JBR, and Bluewaters Island, all within a short drive. Public transport options are improving, with planned connections to the Dubai Tram and Metro, as well as established taxi and ride-hailing services. The area’s connectivity supports a broad tenant and buyer pool, from professionals working in Dubai Marina and Media City to international residents seeking a waterfront address with city access. The positioning on the beachfront ensures that the property is not only a lifestyle asset but also benefits from the ongoing infrastructure upgrades in Dubai Harbour and the wider Marina corridor.

AMENITIES & SURROUNDING

Bayview by Address Resorts is designed as a high-amenity, branded residential complex. Residents have access to a private beach, infinity pool, state-of-the-art gymnasium, children’s play areas, and landscaped leisure decks. The ninth-floor podium houses the main amenities, including a large pool and fitness centre, while the ground level features boutique retail and shaded seating areas. Covered parking, 24-hour security, and electric vehicle charging points are standard. The building’s design incorporates balconies with perforated panels for sun protection and natural ventilation. The wider Emaar Beachfront community offers additional retail, dining, and recreational options, with direct access to the Marina Walk and upcoming Dubai Harbour attractions. The landscaping uses native and adaptable species, contributing to a tranquil coastal environment. These features combine to create a setting that appeals to both long-term residents and short-stay tenants seeking a branded, service-led living experience.

MARKET

At an entry price of AED 4,768 per sq.ft, this unit should be evaluated within the context of Emaar Beachfront’s branded, fully furnished apartment segment. Comparable new launches in the area have seen strong absorption, with Address-branded stock typically commanding a premium due to the service proposition and waterfront positioning. The staged payment plan and delayed handover reduce immediate holding costs, but investors should factor in the opportunity cost of capital and the potential for construction or handover delays. Rentability is supported by the area’s appeal to both corporate tenants and short-term visitors, though yields will depend on final service charges and the actual handover environment. Liquidity is underpinned by Emaar’s track record and the ongoing demand for waterfront properties, but resale pricing will be influenced by the volume of similar units completing in 2028. The main risk points are the long handover timeline, potential for increased supply at completion, and the need to validate actual sea views and finish quality upon handover.

CONCLUSION

For investors seeking exposure to Dubai’s waterfront residential market, this Bayview - Tower 2 deal offers a below-original-price entry into a branded, fully furnished Address Hotels + Resorts product with a flexible payment plan. The location within Emaar Beachfront supports both rental and resale demand, while the amenities and sea views enhance the asset’s appeal. The main considerations are the extended handover timeline and the need to monitor supply dynamics as the project nears completion. Provided these factors are managed, the deal presents a pragmatic route to securing a future-ready, service-led beachfront asset at a discount to the original developer price, with the backing of a recognised developer and a maturing master community.

Illustrative model

Scenario modeller

Set your own assumptions and see how DISTRESS DEAL: 2-BR IN BAYVIEW behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.

Purchase

Purchase price

The price you are actually considering.

Unit size

Drives the service charge only.

Time to handover

Rent and service charge both start here.

Holding & income

Gross annual rent

Your figure — we have not assumed one.

Rent growth

0% holds rent flat. It may be negative.

Vacancy allowance

8% is roughly a month plus re-letting.

Maintenance & management

Letting fees and routine repairs.

Service charge

Replace with the building's own schedule.

Acquisition costs

DLD transfer fee

4% is the Dubai standard.

Agency fee

Buyer-side. 5% VAT added.

Conveyancing, trustee & admin

Trustee, title deed, NOC.

Exit

Holding period

1 to 40 years.

Exit price growth

0% by default: we publish no price forecasts.

Sale agency fee

5% VAT added automatically.

Nothing to calculate yet

Enter the asking price to run the model.

Every figure recalculates as you type. Use the price you are actually considering.

How each figure is calculated

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.

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 Realty is a trading brand; the RERA-licensed entity is The Luxury Real Estate Brokers LLC.

Location

BAYVIEW — Emaar Beachfront, Dubai

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