This is a ground-floor two-bedroom apartment in Palace Residences Creek Blue, the Emaar development at Dubai Creek Harbour, measuring 1,513 sq.ft with a balcony and a private garden. The asking price is AED 3,400,000 against an original price plus DLD of AED 3,629,600, a reduction of AED 229,600 or 6.3% below original price. On 1,513 sq.ft of built-up area that is AED 2,247 per square foot; the private garden is additional outdoor area and is not included in that calculation. The buyer settles AED 1,869,847 at transfer, of which AED 1,653,557 goes to the seller, and carries AED 1,746,443 across six further instalments running from December 2026 to handover on 31 March 2029. Total cost to the buyer is AED 3,616,290, with handover given as Q1 2029.
PALACE RESIDENCES CREEK BLUE · Creek Harbour1 / 2Emaar · Creek Harbour
DISTRESS DEAL: 2-BR IN PALACE RESIDENCES CREEK BLUE
- Unit
- 2-BR
- Size
- 1,513 sq.ft
- Developer
- Emaar
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 17 September 2026, 0 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.
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The numbers
Payment breakdown
- Payment to sellerAED 1,653,557
- DLD Transfer fee 4% + 40 AEDAED 139,640
- DLD Registration Trustee fee + 5% VATAED 5,250
- Buyer's agent commission 2% + 5% VATAED 71,400
- Total on transferAED 1,869,847
- 27-DEC-2026AED 349,289
- 7-AUG-2027AED 349,289
- 16-NOV-2027AED 174,644
- 17-MAR-2028AED 174,644
- 30-JUL-2028AED 349,289
- On Handover (31-MAR-2029)AED 349,288
- Total remaining payment planAED 1,746,443
Ask us to walk through this schedule, or to confirm the current balance with the developer before terms are agreed.
Ask about these termsPhotography
Gallery
Layout
Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
Dubai Creek Harbour sits on the eastern bank of Dubai Creek, opposite the Ras Al Khor Wildlife Sanctuary and its flamingo lagoons. Access is via Ras Al Khor Road and the Dubai-Al Ain Road, with Downtown Dubai around ten to fifteen minutes by car and Dubai International Airport roughly fifteen minutes to the north. Creek Marina and the Creek Beach promenade give the district its waterfront, and a water taxi service links to Downtown. The district has no metro station at present, though it sits close to the Green Line's eastern reach. Creek Harbour is one of Emaar's largest masterplans and continues to deliver in phases around its central marina and island district. The proximity to the wildlife sanctuary also limits what can be built immediately opposite, which protects the outlook from that side.
AMENITIES & SURROUNDING
Palace Residences Creek Blue is part of the Palace Hotels branded residence line within Creek Harbour, which brings hotel-standard service alongside the residential product. Developments of this type typically provide pool decks, gymnasiums, concierge cover, residents' lounges and landscaped podium gardens. This unit is on the ground floor with its own private garden and a balcony, a configuration that is scarce in a district dominated by tower stock and one that appeals particularly to families with young children or pets. Creek Beach, the marina promenade, the Creek Harbour retail district and the Ras Al Khor Wildlife Sanctuary boardwalks are all within the immediate surroundings, and Dubai Festival City Mall is a short drive north. Ground-floor gardens are usually demised rather than owned outright, so the exact extent and the terms should be checked on the title documents.
MARKET
A 6.3% reduction against original price plus DLD is a moderate discount, and at AED 2,247 per square foot the unit is priced reasonably for a branded Emaar residence at Creek Harbour. The private garden is the differentiator: ground-floor units with dedicated outdoor space are a small proportion of the stock in a tower-led masterplan, and they have historically let and resold more readily than equivalent mid-floor apartments. The payment schedule is gradual, with six instalments spread from December 2026 to March 2029 and none exceeding AED 349,289, which keeps the annual capital requirement low. The counterweight is a long horizon and the continuing delivery of new phases across the Creek Harbour masterplan. A buyer should also confirm whether the garden area is included in the service charge calculation, because that varies between Emaar buildings.
CONCLUSION
This suits a buyer who wants outdoor space at Dubai Creek Harbour without moving to a villa, and who prefers a gradual payment schedule to a large completion payment. The private garden and ground-floor configuration are genuinely scarce in the district, the branded Emaar product is well established, and no single remaining instalment exceeds AED 349,289. The reservations are the modest discount, the 2029 horizon and the volume of further stock still to be delivered across the masterplan. All figures here are taken from the seller's published listing. Confirm the garden's demised area, the service charge and the construction status with us before you act. We can also obtain the floor plan and the current construction status from the developer.
Location
PALACE RESIDENCES CREEK BLUE — Creek Harbour, Dubai
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 2-BR IN PALACE RESIDENCES CREEK BLUE 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 0 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.
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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