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.
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The numbers
| UNIT PRICE | AED 1,950,000 |
| Payment to seller | AED 1,950,000 |
| DLD Transfer fee 4% + 40 AED | AED 78,040 |
| DLD Registration Trustee fee + 5%VAT | AED 5,250 |
| Buyer's agent comission 2% + 5%VAT | AED 40,950 |
| Total on Transfer | AED 2,074,240 |
| Total remaining Payment Plan | AED 0 |
| TOTAL COST FOR BUYER | AED 2,074,240 |
Photography
Distress Deal
This is a distress opportunity for investors seeking value in Dubai’s off-plan residential sector. On offer is a spacious 1,933 sq.ft duplex in Samana Waves, a 27-storey residential tower by Samana, located in JVC District 13. The property is a two-bedroom duplex, scheduled for handover in Q4 2026. The current asking price is AED 1,950,000, which is 17.2% below the original reference price of AED 2,356,380. This equates to an attractive AED 1,009 per square foot, positioning it well below recent transaction levels for similar units in the project. The deal thesis is straightforward: a significant entry discount in a modern, amenity-rich development, with the potential for capital appreciation and strong rental demand upon completion.
The total buyer cost, including DLD fees, stands at AED 2,074,240. With the payment plan fully settled, this is a cash transaction, offering immediate transfer and a clean title. The duplex layout, with its generous internal space and private pool on the balcony, is designed to appeal to both end-users and investors targeting the growing demand for contemporary, lifestyle-oriented homes in JVC.
Samana Waves is situated in Jumeirah Village Circle (JVC), District 13, a well-established residential community in Dubai. JVC is known for its accessibility and balanced urban planning, offering a mix of apartments, villas, and townhouses. The area is strategically positioned for connectivity, with easy access to Al Khail Road and Sheikh Mohammed Bin Zayed Road, facilitating commutes to major business districts such as Dubai Marina, JLT, and Downtown Dubai. Dubai International Airport and Al Maktoum International Airport are both within a 30-40 minute drive, making the location suitable for frequent travellers and professionals alike.
Public transport options in JVC are improving, with several bus routes serving the district and plans for further enhancements as the area matures. Daily conveniences, retail, and dining options are within walking distance or a short drive, contributing to the area’s appeal for residents seeking a blend of tranquillity and urban connectivity.
Samana Waves is designed to offer a comprehensive suite of amenities, catering to modern lifestyles. Residents benefit from a shared swimming pool, leisure deck, and water features that create a resort-like atmosphere. The building includes an indoor gymnasium and an outdoor gymnasium, a sauna and steam room, and a dedicated kids’ play area. Notably, select units—including this duplex—feature private balcony pools, providing an elevated living experience.
The surrounding JVC district is well-served by parks, jogging tracks, and landscaped communal areas. Retail outlets, supermarkets, cafes, and essential services are integrated into the neighbourhood, while several schools and nurseries are located nearby, supporting family living. The ongoing development of JVC continues to enhance its infrastructure and community facilities, further strengthening its residential appeal.
From an investment perspective, this duplex is priced notably below both the original launch price and recent transaction benchmarks within Samana Waves. Recent sales in the building have seen studios trading at AED 1,325–1,852 per sq.ft, and a 2-bed flat at AED 740 per sq.ft, though unit sizes and layouts vary. The offered price per square foot for this duplex is competitive, especially considering the private pool feature and duplex configuration, which tend to command a premium in the rental and resale markets.
JVC remains a sought-after location for both investors and tenants, driven by its affordability, improving infrastructure, and proximity to key employment hubs. Liquidity for well-priced, ready or near-ready units in JVC is typically strong, particularly for properties with unique features. However, as with any off-plan investment, there are risks related to project delivery timelines and market fluctuations. The handover is scheduled for Q4 2026, and investors should factor in potential delays or shifts in market sentiment.
This distress deal in Samana Waves offers a compelling entry point for investors seeking value in Dubai’s off-plan market. The significant discount to the reference price, combined with a large duplex layout and private pool, positions the property as a differentiated asset in a maturing community. JVC’s ongoing development, coupled with the project’s amenity offering, supports both rental and resale prospects. While off-plan risks remain, the fully paid status and immediate transferability reduce transactional complexity. For investors with a medium-term horizon, this duplex represents a balanced opportunity to capture upside in a well-connected, amenity-rich environment.
Illustrative model
Set your own assumptions and see how DISTRESS DEAL: 2-BR IN SAMANA WAVES 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.
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 2,078,950 |
| 1 | −AED 34,794 | — | −AED 34,794 |
| 2 | −AED 34,794 | — | −AED 34,794 |
| 3 | −AED 34,794 | — | −AED 34,794 |
| 4 | −AED 34,794 | — | −AED 34,794 |
| 5 | −AED 34,794 | AED 1,909,050 | AED 1,874,256 |
| Years 1–5 | −AED 173,970 | AED 1,909,050 | AED 1,735,080 |
| Less the year-0 outflow of AED 2,078,950 → total profit | −AED 343,870 | ||
Exit at year 5: illustrative sale price AED 1,950,000 less selling costs AED 40,950 = AED 1,909,050 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 1.51M | −AED 776k | — | — |
| −3% p.a. | AED 1.67M | −AED 614k | — | — |
| 0% p.a.your figure | AED 1.95M | −AED 344k | — | — |
| 3% p.a. | AED 2.26M | −AED 40k | — | — |
| 5% p.a. | AED 2.49M | AED 184k | — | — |
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.
SAMANA WAVES — Jvc, District 13, Dubai
