This is a two-bedroom corner apartment in Skyvue Spectra, a planned residential tower by Sobha in the sought-after Sobha Hartland II district. The unit offers a generous 1,022 sq.ft of internal space, complemented by a balcony and community views from a high floor (20-30). The property is being offered at AED 2,373,349, which is 12.2% below the original price of AED 2,701,511, translating to a saving of AED 328,162. The price per square foot stands at AED 2,322, positioning this as a competitive entry point for a new-build, branded development in this emerging area. With handover scheduled for Q1 2029, the deal structure includes a payment on transfer of AED 713,666 and a remaining payment plan of AED 1,818,717. The total buyer cost, factoring in all associated fees, is AED 2,532,383. For investors, the immediate thesis is clear: this is a below-market acquisition in a master-planned community, with a long runway to completion and the potential for capital appreciation as the area matures.
SKYVUE SPECTRA · Sobha Hartland IISobha · Sobha Hartland II
DISTRESS DEAL: 2-BR IN SKYVUE SPECTRA
- Unit
- 2-BR
- Size
- 1022 sq.ft
- Developer
- Sobha
- Handover
- Q1 2029
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 25 June 2026, 84 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
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The numbers
Payment breakdown
- Payment to sellerAED 554,632
- DLD Transfer fee (4% of OP + 40 AED)AED 103,944
- DLD Registration Trustee fee + 5%VATAED 5,250
- Buyer's agent comission 2% + 5%VATAED 49,840
- Total on transferAED 713,666
- 10.03.2027AED 259,817
- 04.03.2028AED 259,817
- 31.08.2028AED 259,817
- On HandoverAED 1,039,266
- Total remaining payment planAED 1,818,717
Ask us to walk through this schedule, or to confirm the current balance with the developer before terms are agreed.
Ask about these termsLayout
Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
Skyvue Spectra is located in Sobha Hartland II, part of the larger Mohammed Bin Rashid City (MBR City) master development. This area is strategically positioned with direct access to key arterial roads, offering convenient connectivity to Downtown Dubai, Business Bay, and Dubai International Airport. The Meydan district, with its racecourse and golf club, is nearby, as are established retail and leisure destinations. Public transport infrastructure in the immediate area is still developing, but the road network supports easy car access to the city’s main business and entertainment hubs. For residents and tenants, this location offers a blend of urban convenience and a quieter, landscaped environment, with the added benefit of proximity to the Ras Al Khor Wildlife Sanctuary and several parks.
AMENITIES & SURROUNDING
The Skyvue Spectra project is designed with a comprehensive suite of amenities aimed at both families and professionals. Residents will have access to an infinity pool, a fully equipped gym, a yoga studio, and crossfit facilities. The building also features a cinema room, games room, library, and a multi-purpose hall, supporting a range of leisure and social activities. Outdoor amenities include a jogging track, cycle paths, a skate park, barbecue areas, and landscaped lawns. For families, there are dedicated children’s play areas, a kids’ pool, and proximity to an international school within the community. The tower is adjacent to an amphitheatre integrated with a water feature, adding to the sense of place and community. The wider Sobha Hartland II district offers additional parks, retail outlets, and access to the Meydan Golf Club and several hotels with dining and entertainment options.
MARKET
From an investment perspective, this unit’s pricing at a 12.2% discount to the original launch price provides a significant buffer against market volatility. The Sobha Hartland II area is in the early stages of its lifecycle, with ongoing infrastructure and amenity delivery expected to drive both capital values and rental demand over the coming years. Comparable new-build apartments in MBR City and neighbouring districts are typically priced at a premium, particularly those with branded developer pedigree and full amenity packages. The two-bedroom format, corner positioning, and high-floor aspect are all favourable for end-user and tenant appeal. Liquidity is likely to improve as the project nears completion and as the area’s population base grows. Key risk points include the long handover timeline (Q1 2029), which may expose investors to broader market cycles, and the reliance on timely delivery of both the building and surrounding infrastructure. However, the payment plan structure allows for staged capital deployment, which can help manage risk and cash flow.
CONCLUSION
This Skyvue Spectra two-bedroom apartment offers a discounted entry into a master-planned, amenity-rich community by a reputable developer. The deal structure, with a substantial discount to the original price and a phased payment plan, is well-suited to investors seeking value and flexibility. While the long timeline to handover and the evolving nature of the district introduce some uncertainty, the fundamentals of location, product quality, and future demand are all supportive. For those comfortable with a medium-term horizon and seeking exposure to Dubai’s next wave of residential growth, this opportunity merits close consideration as part of a diversified investment strategy.
Location
SKYVUE SPECTRA — Sobha Hartland II, Dubai
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 2-BR IN SKYVUE SPECTRA 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 84 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.
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 2,518,123 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 2,323,509 | AED 2,323,509 |
| Years 1–5 | AED 0 | AED 2,323,509 | AED 2,323,509 |
| Less the year-0 outflow of AED 2,518,123 → total profit | −AED 194,615 | ||
Exit at year 5: illustrative sale price AED 2,373,349 less selling costs AED 49,840 = AED 2,323,509 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 1.84M | — | — | — |
| −3% p.a. | AED 2.04M | — | — | — |
| 0% p.a.your figure | AED 2.37M | — | — | — |
| 3% p.a. | AED 2.75M | — | — | — |
| 5% p.a. | AED 3.03M | — | — | — |
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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