This two-bedroom apartment in Skyviews, Dubai Production City, is offered as a distress deal at AED 1,250,000. The original price was AED 1,525,888, which places the current offer at an 18.1% discount, or AED 275,888 below the original developer price. The unit covers 1,128 sq.ft, translating to an entry basis of AED 1,108 per sq.ft. Positioned on a mid-level floor (levels 8 to 13), the apartment features a pool on the balcony and an outlook over the project’s amenities. The handover is scheduled for Q4 2028, so this is an off-plan acquisition with a multi-year payment plan. The immediate investment thesis is straightforward: the buyer secures a two-bedroom layout in a new Samana project at a visible discount to the original price, with a manageable payment schedule and a handover horizon that aligns with the ongoing development of Dubai Production City.
SKYVIEWS · Dubai Production City1 / 2Samana · Dubai Production City
DISTRESS DEAL: 2-BR IN SKYVIEWS
- Unit
- 2-BR
- Size
- 1,128 sq.ft
- Developer
- Samana
- Handover
- Q4 2028
The discount is measured against the original price + DLD recorded for this unit, not against a valuation.
Available when we last checked. The asking price shown is the one published when the listing was added on 17 June 2026, 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 369,680
- DLD Transfer fee (4% of OP + 40 AED)AED 58,728
- DLD Registration Trustee fee + 5%VATAED 5,250
- Buyer's agent comission 2% + 5%VATAED 26,250
- Total on transferAED 459,908
48 scheduled payments · AED 880,320
- 23/07/2026AED 146,720
- 23/09/2026AED 14,672
- 23/10/2026AED 14,672
- 23/11/2026AED 14,672
- 23/12/2026AED 14,672
- 23/01/2027AED 14,672
- 23/02/2027AED 14,672
- 23/03/2027AED 14,672
- 23/04/2027AED 14,672
- 23/05/2027AED 14,672
- 23/06/2027AED 29,344
- 23/07/2027AED 29,344
- 23/08/2027AED 29,344
- 23/09/2027AED 14,672
- 23/10/2027AED 14,672
- 23/11/2027AED 14,672
- 23/12/2027AED 14,672
- 23/01/2028AED 14,672
- 23/02/2028AED 14,672
- 23/03/2028AED 14,672
- 23/04/2028AED 14,672
- 23/05/2028AED 14,672
- 23/06/2028AED 14,672
- 23/07/2028AED 14,672
- 23/08/2028AED 14,672
- 23/09/2028AED 14,672
- 23/10/2028AED 14,672
- 23/11/2028AED 14,672
- 23/12/2028AED 14,672
- 23/01/2029AED 14,672
- 23/02/2029AED 14,672
- 23/03/2029AED 14,672
- 23/04/2029AED 14,672
- 23/05/2029AED 14,672
- 23/06/2029AED 14,672
- 23/07/2029AED 14,672
- 23/08/2029AED 14,672
- 23/09/2029AED 14,672
- 23/10/2029AED 14,672
- 23/11/2029AED 14,672
- 23/12/2029AED 14,672
- 23/01/2030AED 14,672
- 23/02/2030AED 14,672
- 23/03/2030AED 14,672
- 23/04/2030AED 14,672
- 23/05/2030AED 14,672
- 23/06/2030AED 14,672
- 23/07/2030AED 14,672
- Total remaining payment planAED 880,320
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
Skyviews is located in Dubai Production City, a district positioned along Sheikh Mohammed Bin Zayed Road (E311) with direct access to key arterial routes. The area is well connected to Dubai’s main business and leisure hubs, including Jumeirah Village Circle, Dubai Sports City, and Dubai Marina, all within a 15-20 minute drive. Public transport options are developing, with bus routes serving the area and ride-hailing services widely available. For residents and tenants, the location supports both daily commuting and access to retail, education, and healthcare infrastructure. The proximity to major highways also enhances the appeal for professionals working in nearby commercial zones, making the address relevant for both end-users and investors targeting the rental market.
AMENITIES & SURROUNDING
Skyviews is a new-build project by Samana, designed to offer a contemporary residential experience with a focus on lifestyle amenities. The building is planned to include a range of facilities such as a swimming pool (with select units featuring private pools on the balcony), fitness centre, landscaped communal areas, and children’s play zones. The wider Dubai Production City district provides access to supermarkets, cafes, schools, and healthcare clinics, with City Centre Me’aisem mall nearby for additional retail and dining options. The area is established as a mixed-use community, balancing residential, commercial, and leisure elements. For residents, this means day-to-day convenience and a growing neighbourhood infrastructure that supports both families and professionals.
MARKET
At AED 1,108 per sq.ft, this unit is priced below the original developer launch and sits competitively within the current Dubai Production City market for new-build two-bedroom apartments. The off-plan status means the buyer is exposed to construction and handover risk, but the discount provides a buffer relative to current and anticipated resale pricing in the area. Dubai Production City has seen steady demand from tenants seeking value-driven accommodation with access to major road networks and community infrastructure. The buyer profile for this product is likely to include investors seeking rental yield, as well as end-users planning for future occupancy. Liquidity for off-plan units is generally lower than for ready stock, but the payment plan and discount may support resale to other investors or end-users closer to completion. The main risk points are construction timeline, future supply in the district, and the pace of infrastructure upgrades, all of which should be weighed against the entry price and payment flexibility.
CONCLUSION
This Skyviews two-bedroom distress deal offers a visible discount to the original price, a practical payment plan, and a handover horizon that aligns with Dubai Production City’s ongoing development. The unit’s size, mid-level floor positioning, and private pool feature add to its appeal for both rental and eventual resale. The main considerations for investors are the off-plan timeline, construction risk, and the evolving competitive landscape in the district. For buyers comfortable with these factors, the deal provides a lower entry basis into a growing community, with the potential for both capital appreciation and rental income as the area matures. The case is strongest for those seeking value-driven exposure to Dubai’s mid-market residential segment, with a clear discount and manageable payment structure supporting the investment thesis.
Location
SKYVIEWS — Dubai Production City
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 2-BR IN SKYVIEWS 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 is not re-checked against the market automatically — 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.
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 1,326,250 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 1,223,750 | AED 1,223,750 |
| Years 1–5 | AED 0 | AED 1,223,750 | AED 1,223,750 |
| Less the year-0 outflow of AED 1,326,250 → total profit | −AED 102,500 | ||
Exit at year 5: illustrative sale price AED 1,250,000 less selling costs AED 26,250 = AED 1,223,750 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 967k | — | — | — |
| −3% p.a. | AED 1.07M | — | — | — |
| 0% p.a.your figure | AED 1.25M | — | — | — |
| 3% p.a. | AED 1.45M | — | — | — |
| 5% p.a. | AED 1.60M | — | — | — |
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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