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 9 June 2026, 55 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 3,400,000 |
| Payment to seller | AED 1,559,557 |
| DLD Transfer fee 4% + 40 AED | AED 136,040 |
| DLD Registration Trustee fee + 5%VAT | AED 5,250 |
| Buyer's agent comission 2% + 5%VAT | AED 71,400 |
| 15-NOV-2026 | AED 368,089 |
| 18-MAY-2027 | AED 368,089 |
| 26-OCT-2027 | AED 368,089 |
| On Handover (31-DEC-2028) | AED 736,176 |
| Total on Transfer | AED 1,772,247 |
| Total remaining Payment Plan | AED 1,840,443 |
| TOTAL COST FOR BUYER | AED 3,612,690 |
Photography
Distress Deal
This 2-bedroom apartment in Marina Views - Tower 3, located within Rashid Yachts & Marina, is offered as a distress deal at AED 3,400,000. The original price, including DLD fees, stood at AED 3,828,124, meaning the current entry point reflects an 11.2% discount or AED 428,124 below the original commitment. The unit spans 1,255 sq.ft, which places the price per square foot at AED 2,709. This is a mid-level floor apartment (floors 12-17) with a marina-facing balcony, and handover is scheduled for Q4 2028. The immediate investment thesis is clear: the buyer secures a mid-sized, marina-view apartment in a new Emaar project at a meaningful discount to the original price, with a structured payment plan extending to completion. This is not a speculative off-plan launch; it is a resale position in a project with a defined timeline and a reputable developer, offering both capital entry advantage and payment flexibility.
Marina Views is part of the Rashid Yachts & Marina master development, positioned in the Port Rashid area of Bur Dubai. This location is notable for its evolving waterfront identity, combining marina access, residential towers, and planned retail and leisure infrastructure. Connectivity is a key advantage: the site is accessible via Sheikh Rashid Road, linking to the wider Dubai road network and providing straightforward routes to Downtown Dubai, DIFC, and Dubai International Airport. Public transport options are developing alongside the area, with taxis and ride-hailing currently forming the main mode for residents. For investors, this location appeals to tenants seeking a waterfront lifestyle with proximity to central Dubai, and the ongoing area development is likely to support both rental demand and future resale interest as the district matures.
Marina Views is conceived as a high-amenity residential complex, with facilities designed to support both daily living and leisure. Residents will have access to a gymnasium, swimming pools, tennis court, outdoor fitness areas, barbecue spaces, and community parks. The development also integrates retail and dining options at podium level, enhancing convenience for residents. The wider Rashid Yachts & Marina masterplan includes a yacht marina, promenade, and additional retail and hospitality elements, aiming to create a vibrant waterfront community. The project’s design emphasises natural light, open layouts, and marina views, with landscaped areas and recreational zones supporting a balanced residential environment. Surrounding infrastructure is set to improve further as the district develops, with more amenities and services expected to come online by the time of handover.
At AED 2,709 per sq.ft, this apartment is priced below recent transaction benchmarks in Marina Views Tower 2, where 2-bedroom units have transacted at AED 3,274 per sq.ft (May 2026). This positions the deal as a value entry relative to comparable off-plan stock in the same project. The Emaar brand and the waterfront location are likely to attract both end-users and investors, particularly those seeking a mid-sized apartment with marina views. Rentability prospects are supported by the area’s appeal to professionals and families looking for a new waterfront address close to central Dubai. Liquidity should benefit from the project’s scale, developer reputation, and the phased delivery of the wider Rashid Yachts & Marina masterplan. Key risk points include the timeline to completion (Q4 2028), the pace of area infrastructure delivery, and the competitive landscape as more units come to market. However, the discount to original price and the structured payment plan provide a buffer against market volatility and holding costs.
This distress deal in Marina Views - Tower 3 offers a clear investor case: a mid-level, marina-facing 2-bedroom apartment at a visible discount to original price, with a payment schedule extending to handover in Q4 2028. The Emaar pedigree, waterfront positioning, and evolving Rashid Yachts & Marina district all support the long-term value proposition. The main considerations are the construction timeline and the need to monitor area development progress, but the entry basis and payment flexibility help mitigate these factors. For buyers seeking exposure to Dubai’s next-generation marina district, this deal provides a practical route to ownership with both capital and cashflow advantages over current launch pricing. The investment thesis is strongest for those comfortable with a medium-term horizon and who value a discounted entry into a branded, amenity-rich waterfront project.
Illustrative model
Set your own assumptions and see how DISTRESS DEAL: 2-BR IN MARINA VIEWS 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 55 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.
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.
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 3,617,400 |
| 1 | −AED 22,590 | — | −AED 22,590 |
| 2 | −AED 22,590 | — | −AED 22,590 |
| 3 | −AED 22,590 | — | −AED 22,590 |
| 4 | −AED 22,590 | — | −AED 22,590 |
| 5 | −AED 22,590 | AED 3,328,600 | AED 3,306,010 |
| Years 1–5 | −AED 112,950 | AED 3,328,600 | AED 3,215,650 |
| Less the year-0 outflow of AED 3,617,400 → total profit | −AED 401,750 | ||
Exit at year 5: illustrative sale price AED 3,400,000 less selling costs AED 71,400 = AED 3,328,600 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 2.63M | −AED 1.15M | — | — |
| −3% p.a. | AED 2.92M | −AED 872k | — | — |
| 0% p.a.your figure | AED 3.40M | −AED 402k | — | — |
| 3% p.a. | AED 3.94M | AED 128k | — | — |
| 5% p.a. | AED 4.34M | AED 518k | — | — |
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.
MARINA VIEWS — Rashid Yachts & Marina, Dubai
