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 17 June 2026, 47 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 2,480,000 |
| Payment to seller | AED 1,391,646 |
| DLD Transfer fee 4% + 40 AED | AED 99,240 |
| DLD Registration Trustee fee + 5%VAT | AED 5,250 |
| Buyer's agent comission 2% + 5%VAT | AED 52,080 |
| 40% Construction | AED 272,089 |
| 60% Construction | AED 272,089 |
| On Handover | AED 544,176 |
| Total on Transfer | AED 1,548,216 |
| Total remaining Payment Plan | AED 1,088,354 |
| TOTAL COST FOR BUYER | AED 2,636,570 |
Photography
Distress Deal
This two-bedroom apartment in Ocean Cove - Building 1, Rashid Yachts & Marina, is offered as a distress deal at AED 2,480,000. The original price for this unit was AED 2,829,724, reflecting a 12.4% discount, or AED 349,724 below the initial reference. With a built-up area of 1,285 sq.ft, the entry basis stands at AED 1,930 per sq.ft. The property is scheduled for completion in Q4 2027, and is being sold on a payment plan basis, with a significant portion payable on transfer and the remainder spread across construction milestones and handover. The immediate investment thesis is clear: the buyer is securing a below-market entry into a new Emaar development in a waterfront district that is seeing ongoing infrastructure and amenity investment. This is not a completed, income-generating asset today, but a forward position in a project with established developer credibility and a defined handover timeline.
Ocean Cove is situated within Rashid Yachts & Marina, a master-planned waterfront community in Port Rashid, Bur Dubai. The location benefits from proximity to the historic heart of Dubai while offering new-build infrastructure and a marina lifestyle. Road access connects residents to Sheikh Rashid Road and Al Mina Road, providing straightforward routes to Downtown Dubai, DIFC, and Dubai International Airport. Public transport options are developing in the area, but at present, private vehicles and ride-hailing services form the main transport layer. The marina setting is a draw for both end-users and tenants seeking a waterfront address with access to yachting, promenades, and leisure facilities. As the district matures, connectivity and local infrastructure are expected to improve further, supporting both rental and resale demand.
Ocean Cove is designed as a mid-rise, multi-building complex with a focus on community and leisure. Residents will have access to a range of amenities, including swimming pools, a gymnasium, outdoor fitness areas, sports courts, barbecue zones, and landscaped gardens. The project also features retail and dining options at podium level, with additional leisure and shopping facilities planned for the wider Rashid Yachts & Marina precinct. The marina itself offers berthing for yachts, waterfront promenades, and a growing selection of cafes and restaurants. Parks and open spaces are integrated into the master plan, providing a balance between urban convenience and a more relaxed, green environment. The surrounding area is still in development, but Emaar’s track record in delivering integrated communities suggests that the amenity base will continue to expand as handovers progress.
The AED 1,930 per sq.ft entry for this two-bedroom unit sits below recent transaction levels for one-bedroom apartments in Ocean Cove, which have ranged from AED 2,228 to AED 2,574 per sq.ft in 2026. This positions the deal as a value entry relative to both the project’s own launch and ongoing sales, as well as to other waterfront developments in Dubai. The buyer profile for Rashid Yachts & Marina is evolving, with interest from both end-users seeking a marina lifestyle and investors targeting future rental demand as the area matures. Liquidity is likely to improve as more buildings are completed and the community becomes established. The main risk is the forward nature of the asset: rental income is not immediate, and resale liquidity may be limited until handover approaches. However, Emaar’s involvement and the scale of the master plan provide a degree of downside protection compared to less established off-plan offerings. The payment plan structure also allows for staged capital deployment, which can be attractive for investors managing cash flow.
This distress deal offers an investor a discounted entry into an Emaar-led waterfront project with a clear handover timeline and a developing amenity base. The pricing is visibly below both original and recent transaction levels, and the payment plan allows for phased investment. The main considerations are the forward delivery date and the evolving nature of the surrounding district, which means rental and resale outcomes will depend on the pace of community completion and infrastructure rollout. For buyers comfortable with a medium-term horizon and seeking exposure to Dubai’s next-generation marina districts, this deal provides a practical entry point with a margin to market and the backing of a major developer. As with any off-plan position, due diligence on payment schedules, developer delivery, and service charge expectations is advised, but the fundamentals support a balanced investment case for those seeking capital appreciation and future rental potential in a maturing waterfront location.
Illustrative model
Set your own assumptions and see how DISTRESS DEAL: 2-BR IN OCEAN COVE 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 47 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 2,641,280 |
| 1 | −AED 23,130 | — | −AED 23,130 |
| 2 | −AED 23,130 | — | −AED 23,130 |
| 3 | −AED 23,130 | — | −AED 23,130 |
| 4 | −AED 23,130 | — | −AED 23,130 |
| 5 | −AED 23,130 | AED 2,427,920 | AED 2,404,790 |
| Years 1–5 | −AED 115,650 | AED 2,427,920 | AED 2,312,270 |
| Less the year-0 outflow of AED 2,641,280 → total profit | −AED 329,010 | ||
Exit at year 5: illustrative sale price AED 2,480,000 less selling costs AED 52,080 = AED 2,427,920 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 1.92M | −AED 878k | — | — |
| −3% p.a. | AED 2.13M | −AED 672k | — | — |
| 0% p.a.your figure | AED 2.48M | −AED 329k | — | — |
| 3% p.a. | AED 2.87M | AED 58k | — | — |
| 5% p.a. | AED 3.17M | AED 342k | — | — |
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.
OCEAN COVE — Rashid Yachts & Marina, Dubai
