On this page

Quick navigation

The numbers

Payment breakdown

UNIT PRICE

AED 2,015,000

PAYMENTS ON TRANSFER

1. Payment to seller	AED 1,209,296
2. DLD Transfer fee 4% + 40 AED	AED 80,640
3. DLD Registration Trustee fee + 5% VAT	AED 5,250
4. Buyer's agent commission 2% + 5% VAT	AED 42,315

PAYMENT PLAN SCHEDULE

On Handover

AED 805,704

SUMMARY

Total on Transfer	AED 1,337,501
Total remaining Payment Plan	AED 805,704
TOTAL COST FOR BUYER	AED 2,143,205

Photography

Gallery

Distress Deal

PROJECT DESCRIPTION

OVERVIEW

Sobha Creek Vistas Heights is a residential multi building complex located within Sobha Hartland in Meydan One, a large sub district of Mohammed Bin Rashid City in Dubai. The development forms part of the wider Sobha Hartland master community, a mixed use district planned around residential towers, villas, educational facilities, landscaped parkland and retail infrastructure. Sobha Creek Vistas Heights consists of two residential towers known as Tower A and Tower B.

LOCATION & TRANSPORT

The site is positioned in Al Merkadh within the northern Meydan district of Mohammed Bin Rashid City. This location sits between Downtown Dubai and the Ras Al Khor wetlands, providing relatively direct access to the central business core of the emirate. Nearby residential neighbourhoods include Azizi Riviera approximately one kilometre away and District One around 2.7 kilometres from the site. Business Bay lies roughly 3.4 kilometres to the west while Downtown Dubai and the Burj Khalifa precinct are approximately 3.3 kilometres away.

AMENITIES & SURROUNDING

The immediate Sobha Hartland area is planned as a self contained residential environment supported by educational institutions, parks and everyday retail services. Two major international schools operate close to the development including Hartland International School located approximately 0.3 kilometres away and North London Collegiate School Dubai approximately 0.5 kilometres away. The surrounding Meydan district also hosts additional educational facilities within a few kilometres of the site.

MARKET

Sobha Hartland occupies a strategic location within Mohammed Bin Rashid City, positioned south of Business Bay and Downtown Dubai. The district forms part of a broader urban expansion that connects Meydan, Nad Al Sheba and the central Dubai canal corridor. Sobha Creek Vistas Heights sits within the northern portion of the Sobha Hartland community where a series of mid rise and high rise residences overlook landscaped parkland and internal road networks. The development contributes to the ongoing residential densification taking place in the Meydan One zone where large parcels of land have been earmarked for apartment clusters supported by schools, parks and neighbourhood retail facilities. The complex comprises two individual residential towers arranged around a shared podium and landscaped environment. The asking price, discount, size and price per square foot are the core comparison points for buyer review.

CONCLUSION

Sobha Hartland occupies a strategic location within Mohammed Bin Rashid City, positioned south of Business Bay and Downtown Dubai. The district forms part of a broader urban expansion that connects Meydan, Nad Al Sheba and the central Dubai canal corridor. Sobha Creek Vistas Heights sits within the northern portion of the Sobha Hartland community where a series of mid rise and high rise residences overlook landscaped parkland and internal road networks.

Illustrative model

Scenario modeller

Set your own assumptions and see how DISTRESS DEAL: 2-BR IN SOBHA CREEK VISTAS HEIGHTS behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.

Purchase

Purchase price

The price you are actually considering.

Unit size

Drives the service charge only.

Time to handover

Rent and service charge both start here.

Holding & income

Gross annual rent

Your figure — we have not assumed one.

Rent growth

0% holds rent flat. It may be negative.

Vacancy allowance

8% is roughly a month plus re-letting.

Maintenance & management

Letting fees and routine repairs.

Service charge

Replace with the building's own schedule.

Acquisition costs

DLD transfer fee

4% is the Dubai standard.

Agency fee

Buyer-side. 5% VAT added.

Conveyancing, trustee & admin

Trustee, title deed, NOC.

Exit

Holding period

1 to 40 years.

Exit price growth

0% by default: we publish no price forecasts.

Sale agency fee

5% VAT added automatically.

Nothing to calculate yet

Enter the asking price to run the model.

Every figure recalculates as you type. Use the price you are actually considering.

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.

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.

Location

SOBHA CREEK VISTAS HEIGHTS — Sobha Hartland, Dubai

Get Directions

DISTRESS DEAL: 2-BR IN SOBHA CREEK VISTAS HEIGHTS

Looking for something like DISTRESS DEAL: 2-BR IN SOBHA CREEK VISTAS HEIGHTS?