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 1 August 2026, 2 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 2,485,000 |
| Payment to seller | AED 802,600 |
| DLD Transfer fee 4% + 40 AED | AED 99,440 |
| DLD Registration Trustee fee + 5%VAT | AED 5,250 |
| Buyer's agent comission 2% + 5%VAT | AED 52,185 |
| On Handover (31.12.2026) | AED 1,682,400 |
| Total on Transfer | AED 959,475 |
| Total remaining Payment Plan | AED 1,682,400 |
| TOTAL COST FOR BUYER | AED 2,641,875 |
Layout
Distress Deal
This is a two-bedroom apartment in Nautica Two, a 49-storey residential tower currently under development by Select Group in Dubai Maritime City. The apartment offers a generous 1,032 sq.ft of internal space, positioned on a high floor between the 40th and 48th levels, with sweeping views of the sea and marina. The current asking price is AED 2,485,000, which represents a 14.7% discount from the original reference price of AED 2,912,000. This equates to AED 2,408 per square foot, positioning it attractively against recent transaction benchmarks within the project. The deal structure requires an immediate payment on transfer of AED 959,475, with the remaining AED 1,682,400 payable according to the developer’s payment plan. The total buyer cost, including all associated fees, is AED 2,641,875. With handover scheduled for Q4 2026, this opportunity appeals to investors seeking a near-term completion in a waterfront district with strong future prospects.
Nautica Two is situated in Dubai Maritime City, a rapidly developing waterfront precinct strategically located between Port Rashid and Dubai Drydocks. The area is designed to become a mixed-use urban hub, blending residential, commercial, and hospitality offerings. Residents benefit from direct road links to Sheikh Zayed Road, providing straightforward access to Downtown Dubai, DIFC, and Dubai International Airport. Public transport options are expected to improve as the district matures, with future plans for enhanced bus and marine connectivity. The location offers proximity to established neighbourhoods such as Jumeirah, Bur Dubai, and Dubai Marina, making it convenient for both daily commuting and leisure activities. The setting is particularly appealing for those seeking a blend of urban connectivity and waterfront tranquillity.
Nautica Two is designed to deliver a contemporary waterfront lifestyle, with a suite of amenities focused on wellness, recreation, and community. The podium level features an infinity pool overlooking the Arabian Gulf, a yoga deck, jacuzzi, and sun loungers for relaxation. Fitness enthusiasts will appreciate the fully equipped indoor gym, outdoor gymnasium, basketball half-court, and padel tennis court. The building’s design philosophy emphasises maximising sea and marina views, with apartments finished in a modern palette of slate, cool grey, sapphire, and timber tones. The surrounding district is planned to include landscaped promenades, retail outlets, and dining options, enhancing the liveability of the area. As the wider Maritime City masterplan progresses, residents can expect further improvements in infrastructure and community facilities.
From an investment perspective, Nautica Two is positioned as a competitive offering within Dubai’s evolving waterfront segment. Recent transactions in the building have seen one-bedroom units trading at AED 2,718–2,721 per square foot, suggesting that this two-bedroom unit is priced below the prevailing rate for new stock. The project is being developed by Select Group, a reputable developer with a track record of delivering high-rise residential towers in Dubai. The area’s ongoing transformation is expected to support future capital appreciation, particularly as infrastructure and amenities come online. The buyer profile is likely to include both end-users attracted by the waterfront setting and investors seeking rental yield and medium-term capital growth. While liquidity in Maritime City is still developing, the combination of a discounted entry price and a near-term handover may help mitigate some of the risks associated with emerging districts. As with any off-plan acquisition, investors should remain mindful of construction timelines and the pace of area development, which can influence both rental demand and resale prospects in the initial years post-handover.
This distressed deal in Nautica Two offers investors a discounted entry into one of Dubai’s most promising new waterfront communities. The combination of a high-floor, sea-facing two-bedroom layout, a reputable developer, and a 14.7% discount to the original price creates a compelling value proposition. The area’s masterplan and improving infrastructure point to medium- and long-term upside, though investors should weigh the usual risks associated with off-plan projects and the evolving nature of Maritime City. For those seeking a balance of future capital appreciation, rental potential, and a modern waterfront lifestyle, this opportunity merits careful consideration as part of a diversified Dubai property portfolio.
Illustrative model
Set your own assumptions and see how DISTRESS DEAL: 2-BR IN NAUTICA TWO 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 2 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.
Not stated on this listing. A unit that has not completed cannot be let, so the holding period below starts from a date you will need to confirm.
Set service charge, maintenance & management, vacancy allowance above to see cash back — until then this figure would be assuming zero for them.
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.
Figures marked “—” need service charge, maintenance & management, vacancy allowance entered above — we do not compute them on an assumed zero.
| Year | Net operating income | Sale proceeds, net | Net cash flow |
|---|---|---|---|
| 0 · today | — | — | −AED 2,636,585 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 2,432,815 | AED 2,432,815 |
| Years 1–5 | AED 0 | AED 2,432,815 | AED 2,432,815 |
| Less the year-0 outflow of AED 2,636,585 → total profit | −AED 203,770 | ||
Exit at year 5: illustrative sale price AED 2,485,000 less selling costs AED 52,185 = AED 2,432,815 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.
| Exit growth | Exit price | Total profit | ROI | IRR |
|---|---|---|---|---|
| −5% p.a. | AED 1.92M | — | — | — |
| −3% p.a. | AED 2.13M | — | — | — |
| 0% p.a.your figure | AED 2.48M | — | — | — |
| 3% p.a. | AED 2.88M | — | — | — |
| 5% p.a. | AED 3.17M | — | — | — |
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.
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.
NAUTICA TWO — Maritime City, Dubai
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