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Palm Jumeirah AED 3,559/sqftDubai Maritime City AED 3,157/sqftDowntown Dubai AED 2,884/sqftDubai Islands AED 2,772/sqftDubai Creek Harbour AED 2,563/sqftBusiness Bay AED 2,502/sqftDubai Marina AED 2,478/sqftDubai Hills Estate AED 2,458/sqftJumeirah Lakes Towers AED 2,321/sqftMohammed Bin Rashid City AED 2,098/sqftAl Jaddaf AED 2,051/sqftJumeirah Village Triangle AED 1,658/sqftDubai South AED 1,652/sqftArjan AED 1,584/sqftJumeirah Village Circle AED 1,488/sqftDubai Sports City AED 1,328/sqftALL DLD SALES · OFF-PLAN + EXISTINGPalm Jumeirah AED 3,559/sqftDubai Maritime City AED 3,157/sqftDowntown Dubai AED 2,884/sqftDubai Islands AED 2,772/sqftDubai Creek Harbour AED 2,563/sqftBusiness Bay AED 2,502/sqftDubai Marina AED 2,478/sqftDubai Hills Estate AED 2,458/sqftJumeirah Lakes Towers AED 2,321/sqftMohammed Bin Rashid City AED 2,098/sqftAl Jaddaf AED 2,051/sqftJumeirah Village Triangle AED 1,658/sqftDubai South AED 1,652/sqftArjan AED 1,584/sqftJumeirah Village Circle AED 1,488/sqftDubai Sports City AED 1,328/sqftALL DLD SALES · OFF-PLAN + EXISTING
DLD · MEDIAN 12M TO OCT 2026

Distress Deal

DISTRESS DEAL: 2-BR IN BEACH VISTA 2

Available
Listed 23 October 2026

Available when we last checked. The asking price shown is the one published when the listing was added on 23 October 2026, 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 3,771,370The unit price plus the transfer fees and commission — the whole commitment, not the headline.
Unit priceAED 3,550,000
Fees and commissionAED 221,370
At transferDue at transferAED 3,771,370Payable when the unit transfers to the buyer.
  • Payment to sellerAED 3,550,000
  • DLD Transfer fee (4% + 40 AED)AED 142,040
  • Trustee Office FeeAED 4,200
  • Buyer's Agency Commission (2% + VAT)AED 74,550
  • Title Deed FeeAED 580
  • Total on transferAED 3,771,370

Ask us to walk through this schedule, or to confirm the current balance with the developer before terms are agreed.

Ask about these terms

Unit details

Property type
Apartment
View
Palm, Sea
Balcony
Yes
Fully furnished
Yes
Handover
Ready and vacant

Distress Deal

PROJECT DESCRIPTION

OVERVIEW

The property is a two-bedroom apartment in Beach Vista 2, an Emaar building in Beachfront. The stated size is 1,205 sq.ft. The unit has a balcony, and the listed view takes in the Palm and the sea. It is sold fully furnished. It is ready and vacant, so the buyer takes possession at transfer.

The asking price is AED 3,550,000. The original price plus the 4% DLD fee is AED 4,524,000. The reduction is therefore AED 974,000, or 21.5% below original price. On the stated size the price works out at AED 2,946 per sq.ft. At the original price plus DLD, the same space comes to AED 3,754 per sq.ft. The full amount falls due at transfer.

LOCATION & TRANSPORT

Beachfront is an Emaar master community on the peninsula at Dubai Harbour. It sits on the coast between Dubai Marina and Palm Jumeirah. The residential towers face the open sea on one side and the harbour on the other. Beach Vista 2 is one of those towers. The listed view of the Palm and the sea fits that position, with Palm Jumeirah lying across the water.

Road access to the peninsula comes from Sheikh Zayed Road along King Salman bin Abdulaziz Al Saud Street. Sheikh Zayed Road is the main route along the coast of Dubai. It leads south-west towards Jebel Ali and Abu Dhabi, and north-east towards Al Barsha, Downtown Dubai and the business districts.

Dubai Marina and Jumeirah Beach Residence sit on the mainland beside the harbour. Both are established residential districts with shops and restaurants along their waterfronts.

AMENITIES & SURROUNDING

The apartment opens from an entrance foyer into a corridor. The kitchen and dining area leads straight into the living room. A balcony runs along the front, outside the living room. Both bedrooms also face the front. The master bedroom has a walk-in closet and an en-suite bathroom. The second bedroom uses a separate bathroom off the corridor, beside a laundry cupboard.

The kitchen has tall timber-effect units with a built-in oven, white handleless upper cabinets and a marble-effect splashback. A double-door steel fridge stands at the end of the run. The floors are a light gloss tile throughout the living space. In the living room, a dark panelled feature wall runs beside floor-to-ceiling glazing. Sliding doors in that glazing open onto the balcony, which has a glass balustrade.

The furniture is in place. The living room has a large sofa, an armchair, a coffee table and a rug, with pendant and floor lamps. The dining area has a long table with chairs.

The tower rises above a podium with a banded facade. Palms and planting line the street at its base. Beyond the balcony, the outlook takes in a neighbouring tower and the open water.

MARKET

The reduction is measured against the original price plus the 4% DLD fee. On that basis the apartment is offered at 21.5% below original price. On the stated size the gap is AED 808 per sq.ft below the original rate. The unit is complete and vacant. There is no construction stage left and no developer instalment to carry. The price at transfer is the whole commitment.

The DLD transfer fee is AED 142,040. It is struck on the asking price at 4% plus AED 40, as the unit is a completed resale. The trustee office fee is AED 4,200 and the title deed fee is AED 580. The buyer's agency commission, at 2% plus VAT, is AED 74,550. With the AED 3,550,000 payment to the seller, those items make up the AED 3,771,370 due at transfer.

There is no payment plan. The whole sum is due on the day of transfer.

CONCLUSION

The apartment suits a buyer who wants a finished, furnished two-bedroom unit in Beachfront with possession at transfer. It also suits an investor who wants a unit ready to let at 21.5% below original price, with no instalments to follow.

The total cost including every transfer fee is AED 3,771,370. The price on the stated size is AED 2,946 per sq.ft. Before terms are agreed, the title deed and a current service charge statement should be checked. A viewing should confirm the condition of the apartment. An inventory of the furniture included in the sale should also be agreed.

Location

BEACH VISTA 2 — Beachfront, Dubai

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Illustrative model

Scenario modeller

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

Listed
23 October 2026

The date this listing was added to our records. The asking price below is the one published then, and is not re-checked against the market automatically — confirm it with us before relying on it.

Below original price
21.5%

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.

Asking price per sq.ft
AED 2,946/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.

Purchase

Seeded from this page. Change it to your figure.

Drives the service charge only.

Rent and service charge both start here.

Holding & income

Your figure. We have not assumed one.

0% holds rent flat. It may be negative.

Your figure — we publish none. A month vacant plus re-letting time is roughly 8%, if that fits your building.

Your figure — we publish none. Letting fees and routine repairs.

Your figure — we publish none. Look your building up on Mollak — rates run AED 3 to AED 30+.

Acquisition costs

4% is the Dubai standard.

Buyer-side. 5% VAT added.

Your figure — we publish none. The trustee tariff is tiered and the admin lines vary by office; ask your trustee office for the total, and add your NOC and any legal quote.

Exit

1 to 40 years.

0% by default: we publish no price forecasts.

5% VAT added automatically.

Total cash investedThe purchase price plus every cost of getting the keys. It is the denominator of the ROI, ROE and IRR figures.
AED 3.77M
Price plus every acquisition cost
Illustrative exit price
AED 3.55M
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
Cash out at t0AED 3,766,550
Cash back, years 1–5—

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 3,550,000
DLD transfer fee (4%)AED 142,000
Agency fee (2%)AED 71,000
VAT on agency fee (5%)AED 3,550
Conveyancing, trustee & adminAED 0
Total cash investedAED 3,766,550

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 (1,205 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)
YearNet operating incomeSale proceeds, netNet cash flow
0 · today——−AED 3,766,550
1AED 0—AED 0
2AED 0—AED 0
3AED 0—AED 0
4AED 0—AED 0
5AED 0AED 3,475,450AED 3,475,450
Years 1–5AED 0AED 3,475,450AED 3,475,450
Less the year-0 outflow of AED 3,766,550 → total profit−AED 291,100

Exit at year 5: illustrative sale price AED 3,550,000 less selling costs AED 74,550 = AED 3,475,450 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 growthExit priceTotal profitROIIRR
−5% p.a.AED 2.75M———
−3% p.a.AED 3.05M———
0% p.a.your figureAED 3.55M———
3% p.a.AED 4.12M———
5% p.a.AED 4.53M———

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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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.

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