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 7 July 2026, 27 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
The numbers
| UNIT PRICE | AED 7,277,490 |
| Payment to seller | AED 7,277,490 |
| DLD Transfer fee 4% + 40 AED | AED 291,140 |
| DLD Registration Trustee fee + 5%VAT | AED 5,250 |
| Buyer's agent comission 2% + 5%VAT | AED 152,827 |
| Total on Transfer | AED 7,726,707 |
| Total remaining Payment Plan | AED 0 |
| TOTAL COST FOR BUYER | AED 7,726,707 |
Photography
Distress Deal
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 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.
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.
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.
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.
Illustrative model
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 27 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 7,731,417 |
| 1 | −AED 34,848 | — | −AED 34,848 |
| 2 | −AED 34,848 | — | −AED 34,848 |
| 3 | −AED 34,848 | — | −AED 34,848 |
| 4 | −AED 34,848 | — | −AED 34,848 |
| 5 | −AED 34,848 | AED 7,124,663 | AED 7,089,815 |
| Years 1–5 | −AED 174,240 | AED 7,124,663 | AED 6,950,423 |
| Less the year-0 outflow of AED 7,731,417 → total profit | −AED 780,994 | ||
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.
| Exit growth | Exit price | Total profit | ROI | IRR |
|---|---|---|---|---|
| −5% p.a. | AED 5.63M | −AED 2.39M | — | — |
| −3% p.a. | AED 6.25M | −AED 1.79M | — | — |
| 0% p.a.your figure | AED 7.28M | −AED 781k | — | — |
| 3% p.a. | AED 8.44M | AED 354k | — | — |
| 5% p.a. | AED 9.29M | AED 1.19M | — | — |
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.
SLS RESIDENCES THE PALM — Palm Jumeirah, Dubai
