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 23 July 2026, 11 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 1,800,000 |
| Payment to seller | AED 554,799 |
| DLD Transfer fee 4% + 40 AED | AED 76,040 |
| DLD Registration Trustee fee + 5%VAT | AED 5,250 |
| Buyer's agent comission 2% + 5%VAT | AED 39,900 |
| 70% Construction | AED 103,477 |
| On Handover | AED 1,241,724 |
| Total on Transfer | AED 569,889 |
| Total remaining Payment Plan | AED 1,345,201 |
| TOTAL COST FOR BUYER | AED 1,915,090 |
Photography
Distress Deal
This is a distress opportunity to acquire a 2-bedroom apartment in Onda, a 23-storey residential project by Kasko in Business Bay. The unit spans 876 sq.ft and is positioned on a mid-to-high floor, offering views over the project amenities and Business Bay Park. The asking price is AED 1,800,000, which reflects a 13% discount to the original price of AED 2,184,000. This equates to AED 2,055 per square foot, positioning the deal below the launch and current resale prices for comparable off-plan stock in the area. The immediate investment thesis is clear: the unit is available at a meaningful discount to both original and prevailing market rates, with a handover scheduled for March 2027. The payment structure is split between AED 675,989 due on transfer and AED 1,345,201 remaining on the developer’s payment plan, with a total buyer cost of AED 2,021,190 including fees. This arrangement may appeal to investors seeking a lower upfront capital outlay while securing a position in a developing project with a clear timeline to completion.
Onda is situated in Business Bay, a central business and residential hub adjacent to Downtown Dubai. The area is well-connected by road, with easy access to Sheikh Zayed Road and Al Khail Road, facilitating straightforward commutes to the city’s main commercial districts, DIFC, and Dubai International Airport. Public transport options include proximity to the Business Bay Metro Station and multiple bus routes, which serve both residents and visitors. The neighbourhood is known for its walkability in select areas, with pedestrian-friendly zones around the Dubai Water Canal and Business Bay Park. For investors, the location offers strong fundamentals in terms of connectivity, visibility, and access to both business and leisure destinations across Dubai.
Onda by Kasko is designed as a wellness-focused residential development, with a suite of amenities aimed at both residents and tenants. The building will feature a children’s pool, infinity pool with sunken seating, a gymnasium, yoga area, sauna, steam room, and spa facilities. There is a dedicated co-working space and a running track, catering to the needs of modern urban dwellers. The project’s immediate surroundings include landscaped communal areas and access to Business Bay Park, providing green space for recreation. The wider district offers a range of retail, dining, and service outlets, with several supermarkets, cafes, and restaurants within walking distance. The proximity to the Dubai Water Canal adds further lifestyle appeal, with waterfront promenades and leisure options nearby.
Business Bay continues to attract both end-users and investors due to its central location and ongoing infrastructure improvements. Recent transaction data for Onda indicates that one-bedroom units have traded between AED 1,788 and AED 1,997 per square foot in 2026, with two-bedroom units typically commanding a premium. The current offering at AED 2,055 per square foot is below the original launch price and represents a discount to the prevailing market for comparable off-plan stock. Rentability prospects are supported by the area’s appeal to young professionals, executives, and small families seeking proximity to Downtown and DIFC. Liquidity in Business Bay is generally robust, though off-plan units may experience longer resale timelines prior to handover. Key risk points include construction timelines, potential delays, and the broader market’s absorption of new supply. However, the project’s mid-2027 handover and wellness-focused positioning may help differentiate it in a competitive landscape.
For investors, this distress deal in Onda presents a measured opportunity to secure a two-bedroom apartment in a developing project at a notable discount to both original and current market benchmarks. The payment plan structure reduces initial capital requirements, while the location in Business Bay offers strong fundamentals for both capital appreciation and rental demand. The project’s amenities and wellness orientation may enhance its appeal to a broad tenant base upon completion. As with any off-plan investment, considerations around construction progress and market absorption remain relevant, but the discount and payment flexibility provide a margin of safety. Overall, this listing may suit investors seeking exposure to Dubai’s central districts with a view to medium-term value creation and income potential.
Illustrative model
Set your own assumptions and see how DISTRESS DEAL: 2-BR IN ONDA 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 11 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.
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 1,919,800 |
| 1 | −AED 15,768 | — | −AED 15,768 |
| 2 | −AED 15,768 | — | −AED 15,768 |
| 3 | −AED 15,768 | — | −AED 15,768 |
| 4 | −AED 15,768 | — | −AED 15,768 |
| 5 | −AED 15,768 | AED 1,762,200 | AED 1,746,432 |
| Years 1–5 | −AED 78,840 | AED 1,762,200 | AED 1,683,360 |
| Less the year-0 outflow of AED 1,919,800 → total profit | −AED 236,440 | ||
Exit at year 5: illustrative sale price AED 1,800,000 less selling costs AED 37,800 = AED 1,762,200 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 1.39M | −AED 635k | — | — |
| −3% p.a. | AED 1.55M | −AED 485k | — | — |
| 0% p.a.your figure | AED 1.80M | −AED 236k | — | — |
| 3% p.a. | AED 2.09M | AED 44k | — | — |
| 5% p.a. | AED 2.30M | AED 250k | — | — |
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.
ONDA — Business Bay, Dubai
