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 · Rashid Yachts & Marina1 / 2Emaar · Rashid Yachts & Marina
DISTRESS DEAL: 2-BR IN MARINA VIEWS
- Unit
- 2-BR
- Size
- 1,255 sq.ft
- Developer
- Emaar
- Handover
- Q4 2028
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 9 June 2026, 100 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.
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The numbers
Payment breakdown
- Payment to sellerAED 1,559,557
- DLD Transfer fee (4% of OP + 40 AED)AED 147,276
- DLD Registration Trustee fee + 5%VATAED 5,250
- Buyer's agent comission 2% + 5%VATAED 71,400
- Total on transferAED 1,783,483
- 15-NOV-2026AED 368,089
- 18-MAY-2027AED 368,089
- 26-OCT-2027AED 368,089
- On Handover (31-DEC-2028)AED 736,176
- Total remaining payment planAED 1,840,443
Ask us to walk through this schedule, or to confirm the current balance with the developer before terms are agreed.
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Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
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.
AMENITIES & SURROUNDING
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.
MARKET
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.
CONCLUSION
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.
Location
MARINA VIEWS — Rashid Yachts & Marina, Dubai
Illustrative model
Scenario modeller
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 100 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 3,607,400 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 3,328,600 | AED 3,328,600 |
| Years 1–5 | AED 0 | AED 3,328,600 | AED 3,328,600 |
| Less the year-0 outflow of AED 3,607,400 → total profit | −AED 278,800 | ||
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. 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 2.63M | — | — | — |
| −3% p.a. | AED 2.92M | — | — | — |
| 0% p.a.your figure | AED 3.40M | — | — | — |
| 3% p.a. | AED 3.94M | — | — | — |
| 5% p.a. | AED 4.34M | — | — | — |
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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