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 29 June 2026, 35 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 2,680,000 |
| Payment to seller | AED 904,668 |
| DLD Transfer fee 4% + 40 AED | AED 107,240 |
| DLD Registration Trustee fee + 5%VAT | AED 5,250 |
| Buyer's agent comission 2% + 5%VAT | AED 56,280 |
| 30% Construction | AED 295 889 |
| 50% Construction | AED 295 889 |
| 70% Construction | AED 295 889 |
| 90% Construction | AED 295 889 |
| On Handover | AED 591 776 |
| Total on Transfer | AED 1,073,438 |
| Total remaining Payment Plan | AED 1,775,332 |
| TOTAL COST FOR BUYER | AED 2,848,770 |
Photography
Distress Deal
This is a two-bedroom corner apartment in Hillsedge - Tower B, a new development by Emaar within Dubai Hills Estate. The property offers a total area of 1,139 sq.ft and features a full park view with a balcony, positioned between the 7th and 12th floors. The current asking price is AED 2,680,000, which is 12.9% below the original price of AED 3,077,244. This equates to AED 2,353 per square foot, offering a notable discount compared to recent transaction data in the project. The handover is scheduled for January 2029, providing a clear timeline for investors seeking mid-term capital appreciation or rental yield. The payment structure includes AED 1,073,438 due on transfer, with the remaining AED 1,775,332 payable according to the developer’s plan, bringing the total buyer cost to AED 2,848,770 including fees. The immediate investment thesis centres on acquiring a well-located, park-facing unit in a sought-after Emaar community at a significant discount to launch and recent resale prices, with flexible payment terms and a handover horizon that aligns with Dubai’s ongoing growth trajectory.
Dubai Hills Estate is strategically positioned within Mohammed Bin Rashid City, offering direct access to key arterial roads such as Al Khail Road and Umm Suqeim Street. This location ensures convenient connectivity to Downtown Dubai, Dubai Marina, and Dubai International Airport, all reachable within 20-25 minutes by car. The community is designed with walkability in mind, featuring landscaped boulevards and cycling tracks. Public transport options are expanding, with bus routes and future metro connectivity planned as part of Dubai’s wider infrastructure upgrades. Residents benefit from proximity to major business districts, educational institutions, and healthcare facilities, making the area attractive to both end-users and tenants seeking a balanced urban lifestyle.
Hillsedge is conceived as a community-focused development, with a comprehensive suite of amenities designed to support recreation, wellness, and family living. Residents have access to an amphitheatre, children’s play areas, a dedicated children’s swimming pool, and a main swimming pool. Fitness and leisure options include a gym, jogging track, sports courts, skate park, and a putting green. The project also features an outdoor cinema and a selection of dining outlets, enhancing the lifestyle offering. The wider Dubai Hills Estate masterplan includes a championship golf course, Dubai Hills Mall, parks, schools, nurseries, and healthcare centres, all within a short distance. The integration of green spaces and pedestrian-friendly design underpins the area’s appeal for those prioritising well-being and community engagement.
Dubai Hills Estate has established itself as one of the city’s most sought-after residential addresses, with Emaar’s reputation for quality and master-planned communities supporting sustained demand. Recent sales in Hillsedge indicate transaction prices for two-bedroom units in the range of AED 2,395 per sq.ft, with some one-bedroom units transacting above AED 2,500 per sq.ft. The offered unit’s price per square foot is competitive, especially considering its park view and corner positioning. The area attracts a diverse buyer profile, including families, professionals, and investors seeking stable rental yields and long-term capital growth. Liquidity in Dubai Hills Estate remains robust, supported by ongoing infrastructure improvements and the area’s established reputation. Key risk points include the off-plan nature of the asset, with handover in 2029, and the potential for market fluctuations over the construction period. However, the payment plan structure and the current discount to original price provide a buffer against short-term volatility.
For investors seeking a well-located asset in a proven Emaar community, this two-bedroom apartment in Hillsedge - Tower B presents a compelling case. The combination of a substantial discount to original and recent transaction prices, a flexible payment plan, and a park-facing layout enhances both the exit and rental potential. While the off-plan status introduces some timing risk, the project’s progress and Emaar’s track record mitigate delivery concerns. The area’s connectivity, amenity offering, and tenant appeal support the investment thesis, positioning this deal as a balanced opportunity for those looking to capitalise on Dubai’s ongoing residential demand and the specific advantages of Dubai Hills Estate. As always, prudent investors will weigh the payment schedule and market cycle, but the fundamentals here are notably aligned for medium-term value creation.
Illustrative model
Set your own assumptions and see how DISTRESS DEAL: 2-BR IN HILLSEDGE - TOWER B 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 35 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.
Cash back is below cash out on these assumptions: over the whole hold this purchase returns less than it costs. Read the sensitivity table before drawing a conclusion.
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.
| Year | Net operating income | Sale proceeds, net | Net cash flow |
|---|---|---|---|
| 0 · today | — | — | −AED 2,853,480 |
| 1 | −AED 20,502 | — | −AED 20,502 |
| 2 | −AED 20,502 | — | −AED 20,502 |
| 3 | −AED 20,502 | — | −AED 20,502 |
| 4 | −AED 20,502 | — | −AED 20,502 |
| 5 | −AED 20,502 | AED 2,623,720 | AED 2,603,218 |
| Years 1–5 | −AED 102,510 | AED 2,623,720 | AED 2,521,210 |
| Less the year-0 outflow of AED 2,853,480 → total profit | −AED 332,270 | ||
Exit at year 5: illustrative sale price AED 2,680,000 less selling costs AED 56,280 = AED 2,623,720 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.
| Exit growth | Exit price | Total profit | ROI | IRR |
|---|---|---|---|---|
| −5% p.a. | AED 2.07M | −AED 926k | — | — |
| −3% p.a. | AED 2.30M | −AED 703k | — | — |
| 0% p.a.your figure | AED 2.68M | −AED 332k | — | — |
| 3% p.a. | AED 3.11M | AED 86k | — | — |
| 5% p.a. | AED 3.42M | AED 393k | — | — |
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.
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.
HILLSEDGE - TOWER B — Dubai Hills Estate
