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The numbers

Payment breakdown

UNIT PRICE

AED 1,645,000

PAYMENTS ON TRANSFER

1. Payment to seller	AED 1,645,000
2. DLD Transfer fee 4% + 40 AED	AED 65,840
3. DLD Registration Trustee fee + 5% VAT	AED 5,250
4. Buyer's agent comission 2% + 5% VAT	AED 34,545

SUMMARY

Total on Transfer	AED 1,750,635
TOTAL COST FOR BUYER	AED 1,750,635

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Distress Deal

PROJECT DESCRIPTION

OVERVIEW

Nasayem Avenue is a residential sub community within the wider Mirdif Hills master development located in Mirdif, Dubai. The project forms part of a mixed use neighbourhood delivered by Dubai Investments Real Estate Company. Situated near the centre of the Mirdif Hills master plan, Nasayem Avenue consists primarily of mid rise residential buildings containing a range of apartments and duplex units. Construction of the development began in November 2016 and the project reached completion in December 2019 following an originally estimated completion target of December 2018.

LOCATION & TRANSPORT

Nasayem Avenue forms one of the residential clusters inside Mirdif Hills, a master planned development positioned in the north eastern region of Dubai. The locality lies within close proximity to Mushrif Park and is a short distance from residential areas such as Al Khawaneej and Al Mizhar. Mirdif itself is known as an established residential district consisting mainly of villas and family oriented communities. The introduction of apartment projects such as Nasayem Avenue represents a shift toward mixed housing formats in the area.

AMENITIES & SURROUNDING

The surrounding Mirdif district features several recreational and lifestyle destinations located within short driving distance of Nasayem Avenue. Mushrif Park is situated less than one kilometre away and provides extensive green spaces, cycling paths, picnic areas and recreational facilities. Additional nearby parks include Uptown Mirdif Park and Mirdif Park located within a radius of roughly 1.5 to 2.4 kilometres from the development. Entertainment venues in the vicinity include Cinema City at Arabian Centre approximately 1.3 kilometres away and Vox Cinemas at City Centre Mirdif around 3.5 kilometres away.

MARKET

The residential offering in Nasayem Avenue includes a variety of apartment layouts designed for medium and large household sizes. Units within the development range from two bedroom and three bedroom flats to larger three and four bedroom duplex apartments. The design concept emphasises integrated residential living within a planned neighbourhood environment. Buildings in the cluster incorporate residential floors above podium and parking levels and provide internal courtyards and communal circulation spaces typical of mid density projects in the Mirdif district. The layout configuration supports a community oriented development pattern where residential blocks are arranged around landscaped spaces and walkways connecting to amenities throughout the greater Mirdif Hills master plan. The planning timeline for Nasayem Avenue can be traced back to at least October 2014 when the project was first identified in early development records.

CONCLUSION

The residential offering in Nasayem Avenue includes a variety of apartment layouts designed for medium and large household sizes. Units within the development range from two bedroom and three bedroom flats to larger three and four bedroom duplex apartments. The design concept emphasises integrated residential living within a planned neighbourhood environment. Buildings in the cluster incorporate residential floors above podium and parking levels and provide internal courtyards and communal circulation spaces typical of mid density projects in the Mirdif district.

Illustrative model

Scenario modeller

Set your own assumptions and see how DISTRESS DEAL: 2-BR IN NASAYEM AVENUE 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

NASAYEM AVENUE — Mirdif, Dubai

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DISTRESS DEAL: 2-BR IN NASAYEM AVENUE

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