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Palm JumeirahAED 3,627/sqftDubai Maritime CityAED 3,130/sqftDowntown DubaiAED 2,922/sqftDubai IslandsAED 2,751/sqftDubai Creek HarbourAED 2,567/sqftBusiness BayAED 2,563/sqftDubai MarinaAED 2,495/sqftDubai Hills EstateAED 2,436/sqftJumeirah Lakes TowersAED 2,271/sqftMohammed Bin Rashid CityAED 2,098/sqftAl JaddafAED 2,046/sqftJumeirah Village TriangleAED 1,666/sqftDubai SouthAED 1,645/sqftArjanAED 1,596/sqftJumeirah Village CircleAED 1,507/sqftDubai Sports CityAED 1,331/sqftALL DLD SALES · OFF-PLAN + EXISTINGPalm JumeirahAED 3,627/sqftDubai Maritime CityAED 3,130/sqftDowntown DubaiAED 2,922/sqftDubai IslandsAED 2,751/sqftDubai Creek HarbourAED 2,567/sqftBusiness BayAED 2,563/sqftDubai MarinaAED 2,495/sqftDubai Hills EstateAED 2,436/sqftJumeirah Lakes TowersAED 2,271/sqftMohammed Bin Rashid CityAED 2,098/sqftAl JaddafAED 2,046/sqftJumeirah Village TriangleAED 1,666/sqftDubai SouthAED 1,645/sqftArjanAED 1,596/sqftJumeirah Village CircleAED 1,507/sqftDubai Sports CityAED 1,331/sqftALL DLD SALES · OFF-PLAN + EXISTING
DLD · MEDIAN 12M TO SEP 2026
DISTRESS DEAL: 2-BR IN SKYVIEWS

Distress Deal

DISTRESS DEAL: 2-BR IN SKYVIEWS

Asking PriceAED 1,250,000
Below Original Price18.1%
Size1128 sq.ft
Bedrooms2
Price / Sq.FtAED 1,108
HandoverTBC
Available
Listed 17 June 2026Status confirmed 3 August 2026

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.

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The numbers

Payment breakdown

UNIT PRICE AED 1,250,000

PAYMENTS ON TRANSFER

Payment to seller AED 419,680
DLD Transfer fee 4% + 40 AED AED 52,040
DLD Registration Trustee fee + 5%VAT AED 5,250
Buyer's agent comission 2% + 5%VAT AED 27,300

PAYMENT PLAN SCHEDULE

23/07/2026 AED 146,720
23/09/2026 AED 14,672
23/10/2026 AED 14,672
23/11/2026 AED 14,672
23/12/2026 AED 14,672
23/01/2027 AED 14,672
23/02/2027 AED 14,672
23/03/2027 AED 14,672
23/04/2027 AED 14,672
23/05/2027 AED 14,672
23/06/2027 AED 14,672
23/07/2027 AED 29,344
23/08/2027 AED 29,344
23/09/2027 AED 29,344
23/10/2027 AED 14,672
23/11/2027 AED 14,672
23/12/2027 AED 14,672
23/01/2028 AED 14,672
23/02/2028 AED 14,672
23/03/2028 AED 14,672
23/04/2028 AED 14,672
23/05/2028 AED 14,672
23/06/2028 AED 14,672
23/07/2028 AED 14,672
23/08/2028 AED 14,672
23/09/2028 AED 14,672
23/10/2028 AED 14,672
23/11/2028 AED 14,672
23/12/2028 AED 14,672
23/01/2029 AED 14,672
23/02/2029 AED 14,672
23/03/2029 AED 14,672
23/04/2029 AED 14,672
23/05/2029 AED 14,672
23/06/2029 AED 14,672
23/07/2029 AED 14,672
23/08/2029 AED 14,672
23/09/2029 AED 14,672
23/10/2029 AED 14,672
23/11/2029 AED 14,672
23/12/2029 AED 14,672
23/01/2030 AED 14,672
23/02/2030 AED 14,672
23/03/2030 AED 14,672
23/04/2030 AED 14,672
23/05/2030 AED 14,672
23/06/2030 AED 14,672
23/07/2030 AED 14,672

SUMMARY

Total on Transfer AED 451,220
Total remaining Payment Plan AED 880,320
TOTAL COST FOR BUYER AED 1,331,540

Layout

Floor plan

Floor plan for DISTRESS DEAL: 2-BR IN SKYVIEWSFloor planView full size

Floor plan

Floor plan for DISTRESS DEAL: 2-BR IN SKYVIEWS

Distress Deal

PROJECT DESCRIPTION

OVERVIEW

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 a 14.8% discount, or AED 225,888 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.

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.

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.

Listed
17 June 2026

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.

Below original price
18.1%

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.

Asking price per sq.ft
AED 1,108/sqft

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.

Handover
TBC

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.

Purchase

Seeded from this page — change it to your figure.

Drives the service charge only.

Rent and service charge both start here.

Holding & income

Your figure — we have not assumed one.

0% holds rent flat. It may be negative.

Your figure — we publish none. A month vacant plus re-letting time is roughly 8%, if that fits your building.

Your figure — we publish none. Letting fees and routine repairs.

Your figure — we publish none. Look your building up on Mollak — rates run AED 3 to AED 30+.

Acquisition costs

4% is the Dubai standard.

Buyer-side. 5% VAT added.

Your figure — we publish none. The trustee tariff is tiered and the admin lines vary by office; ask your trustee office for the total, and add your NOC and any legal quote.

Exit

1 to 40 years.

0% by default: we publish no price forecasts.

5% VAT added automatically.

Total cash investedThe purchase price plus every cost of getting the keys. It is the denominator of the ROI, ROE and IRR figures.
AED 1.33M
Price plus every acquisition cost
Illustrative exit price
AED 1.25M
After 5 yr at 0.0% p.a.
Total profit, capital onlyCapital movement over the hold, less every purchase and sale cost and the service charge. It carries no rental income at all, because no rent has been set.
—
Set service charge, maintenance & management, vacancy allowance above
Net yieldNet operating income (rent collected less management, maintenance and service charge) divided by the purchase price. It cannot be calculated until a gross annual rent is set.
—
Set a gross annual rent
Cash out, and cash back over 5 years
Cash out at t0AED 1,326,250
Cash back, years 1–5—

Set service charge, maintenance & management, vacancy allowance above to see cash back — until then this figure would be assuming zero for them.

Cash required at completion
Purchase priceAED 1,250,000
DLD transfer fee (4%)AED 50,000
Agency fee (2%)AED 25,000
VAT on agency fee (5%)AED 1,250
Conveyancing, trustee & adminAED 0
Total cash investedAED 1,326,250

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.

Annual operating position
Gross annual rentAED 0
Vacancy allowance (not set)—
Maintenance & management (not set)—
Service charge (1,128 sq ft at AED — not set)—
Net operating income—

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)
YearNet operating incomeSale proceeds, netNet cash flow
0 · today——−AED 1,326,250
1AED 0—AED 0
2AED 0—AED 0
3AED 0—AED 0
4AED 0—AED 0
5AED 0AED 1,223,750AED 1,223,750
Years 1–5AED 0AED 1,223,750AED 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 growthExit priceTotal profitROIIRR
−5% p.a.AED 967k———
−3% p.a.AED 1.07M———
0% p.a.your figureAED 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.

How each figure is calculated
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.

Location

SKYVIEWS — Dubai Production City

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