This is a 2-bedroom, ground-floor apartment in SLS Residences The Palm, a new project by Roya on the iconic Palm Jumeirah. The property offers a generous 1,936 sq.ft of internal space, with direct pool access and a balcony, making it particularly appealing for both end-users and investors seeking a premium address. The asking price stands at AED 7,277,490, which is 3.2% below the original price of AED 7,516,590, translating to a price per square foot of AED 3,759. This represents a notable discount in a market where recent comparable transactions for similar units in the development have reached up to AED 4,951 per square foot. The total buyer cost, including all fees, is AED 7,726,707, with no remaining payment plan—full payment is due on transfer. The handover is scheduled for Q4 2026, offering a clear timeline for investors looking to plan their entry into the Palm Jumeirah market.
SLS RESIDENCES THE PALM · Palm Jumeirah1 / 2Roya · Palm Jumeirah
DISTRESS DEAL: 2-BR IN SLS RESIDENCES THE PALM
- Unit
- 2-BR
- Size
- 1936 sq.ft
- Developer
- Roya
- Handover
- Q4 2026
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 7 July 2026, 72 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 7,277,490
- DLD Transfer fee 4% + 40 AEDAED 291,140
- DLD Registration Trustee fee + 5%VATAED 5,250
- Buyer's agent comission 2% + 5%VATAED 152,827
- Total on transferAED 7,726,707
Ask us to walk through this schedule, or to confirm the current balance with the developer before terms are agreed.
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Layout
Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
SLS Residences The Palm is positioned on the Palm Crescent, a sought-after section of Palm Jumeirah. This location provides residents with a sense of exclusivity and privacy, while still being within easy reach of Dubai’s main attractions. The Palm Jumeirah is well-connected by road, with direct access to Sheikh Zayed Road via the trunk, and is served by the Palm Monorail, which links to the Dubai Tram and Metro network. Residents can reach Dubai Marina, JBR, and the city’s business districts within 15–20 minutes by car. The area is also serviced by taxis and ride-hailing apps, ensuring convenient transport options for residents and guests alike. The proximity to major hotels and resorts on the Palm Crescent further enhances the appeal for both short- and long-term rental prospects.
AMENITIES & SURROUNDING
The SLS Residences The Palm is designed to deliver a high standard of living, with a strong focus on amenities and lifestyle. Residents will have access to a private beach club, clubhouse, and a large infinity pool, all positioned to maximise views of the Palm fronds and the Arabian Gulf. The development includes a 1,000 sq.m Social House residents’ club, featuring communal living and recreational areas, a chef’s table, cigar lounge, cinema, and games zone. A state-of-the-art gym, kids’ club, and landscaped gardens further enhance the offering. The interiors, crafted by Studio Carter, feature designer kitchens, high-end Miele appliances, and opulent finishes. The surrounding Palm Crescent is home to a selection of five-star hotels, fine dining, and entertainment venues, while the nearby W Hotel provides additional beach access and leisure options. The architectural design draws inspiration from oceanic forms, with wave-like features and expansive glazing to maximise light and views.
MARKET
From an investment perspective, SLS Residences The Palm is positioned as a premium branded residence in one of Dubai’s most established waterfront communities. The Palm Jumeirah continues to attract both local and international buyers, with demand for high-quality, well-managed properties remaining robust. Recent transactions in the development have seen 2-bedroom units trading at significantly higher prices per square foot, suggesting that this distress deal offers a competitive entry point. The project’s association with the SLS brand, operated by Ennismore, is likely to support long-term value retention and rental demand, particularly among expatriate professionals and affluent tenants seeking a branded lifestyle. Liquidity for this segment is generally strong, though investors should be mindful of potential risks associated with off-plan purchases, including construction timelines and market fluctuations. The absence of a payment plan means upfront capital is required, which may limit the buyer pool but also reduces exposure to future payment uncertainties.
CONCLUSION
This 2-bedroom ground-floor apartment in SLS Residences The Palm offers a compelling investment case, combining a discounted entry price with a strong location and a comprehensive amenity package. The immediate access to the pool and the promise of high-quality finishes add to its appeal for both end-users and investors targeting the premium rental market. While the requirement for full payment on transfer may narrow the buyer profile, it also simplifies the acquisition process and provides clarity on total costs. The Palm Jumeirah’s enduring status as a prime Dubai address, together with the SLS brand’s reputation, supports the long-term outlook for capital appreciation and rental returns. Investors should weigh the benefits of the current discount and the project’s positioning against the usual considerations of off-plan acquisitions. Overall, this property stands out as a well-priced, thoughtfully designed option in a market segment where quality and brand continue to command a premium.
Location
SLS RESIDENCES THE PALM — Palm Jumeirah, Dubai
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 2-BR IN SLS RESIDENCES THE PALM 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 72 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 7,721,417 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 7,124,663 | AED 7,124,663 |
| Years 1–5 | AED 0 | AED 7,124,663 | AED 7,124,663 |
| Less the year-0 outflow of AED 7,721,417 → total profit | −AED 596,754 | ||
Exit at year 5: illustrative sale price AED 7,277,490 less selling costs AED 152,827 = AED 7,124,663 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 5.63M | — | — | — |
| −3% p.a. | AED 6.25M | — | — | — |
| 0% p.a.your figure | AED 7.28M | — | — | — |
| 3% p.a. | AED 8.44M | — | — | — |
| 5% p.a. | AED 9.29M | — | — | — |
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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