This is a compelling opportunity to acquire a two-bedroom apartment in Sobha Seahaven – Tower B, located in Dubai’s sought-after Beachfront district. The property spans 1,620 sq.ft and is positioned on a mid-to-high floor (16–20), offering full sea views and a private balcony. The current asking price is AED 5,350,000, which is approximately 24.9% below the original reference price of AED 7,121,903. This equates to a price of AED 3,302 per square foot, a notable discount compared to recent transactions in the development and wider Dubai Harbour area. The total buyer cost, including all fees, is AED 5,741,559, with AED 3,687,174 due on transfer and the remainder payable via the existing payment plan. Handover is scheduled for Q4 2028, allowing investors to benefit from capital appreciation potential in the coming years. The immediate deal thesis centres on the significant upfront discount, strong location fundamentals, and the project’s brand pedigree.
SOBHA SEAHAVEN - TOWER B · Beachfront1 / 2Sobha · Beachfront
DISTRESS DEAL: 2-BR IN SOBHA SEAHAVEN - TOWER B
- Unit
- 2-BR
- Size
- 1620 sq.ft
- Developer
- Sobha
- Handover
- Q4 2028
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 1 August 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.
On this page
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The numbers
Payment breakdown
- Payment to sellerAED 3,295,615
- DLD Transfer fee (4% of OP + 40 AED)AED 273,959
- DLD Registration Trustee fee + 5%VATAED 5,250
- Buyer's agent comission 2% + 5%VATAED 112,350
- Total on transferAED 3,687,174
- 29.09.2026AED 684,798
- On HandoverAED 1,369,587
- Total remaining payment planAED 2,054,385
Ask us to walk through this schedule, or to confirm the current balance with the developer before terms are agreed.
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Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
Sobha Seahaven is situated in Dubai Harbour, a rapidly developing waterfront enclave that bridges Dubai Marina and Palm Jumeirah. The Beachfront area is renowned for its panoramic sea views, proximity to major leisure destinations, and direct access to the city’s arterial roads. Residents benefit from convenient connections to Sheikh Zayed Road, facilitating swift travel to Downtown Dubai, DIFC, and Dubai International Airport. The Dubai Marina tram and metro stations are within a short drive, providing public transport options for both daily commuting and leisure. The area is also well-served by water transport links, including ferry services and marina berths, enhancing connectivity for residents and visitors alike.
AMENITIES & SURROUNDING
Sobha Seahaven is designed as a premium residential complex, offering a comprehensive suite of amenities for residents. The development features 24-hour security, concierge services, and valet parking, ensuring a high standard of convenience and safety. Wellness and leisure facilities include a state-of-the-art gym, health club, yoga and meditation areas, and both indoor and rooftop infinity pools with uninterrupted sea views. Residents can enjoy landscaped pool decks, a children’s pool, cinema room, and relaxation areas. Apartments are finished with floor-to-ceiling windows, marble flooring, and smart home automation, while kitchens are fully fitted with modern appliances. The surrounding district is home to a variety of retail, dining, and entertainment options, with Dubai Marina Walk, The Beach at JBR, and Bluewaters Island all within easy reach. The area is also known for its well-maintained promenades, cycling tracks, and access to sandy beaches.
MARKET
From an investment perspective, this property stands out for its pricing and potential. Recent transactions in Sobha Seahaven and comparable Dubai Harbour projects have been recorded at or above AED 4,000 per square foot for similar two-bedroom units, with a recent sale in Tower C at AED 6,864,800 for 1,716 sq.ft. This listing’s price per square foot is materially below these benchmarks, offering a clear value proposition for investors seeking capital upside or a lower entry point. The area’s ongoing infrastructure improvements and the developer’s reputation for quality construction support long-term liquidity. Rental demand in Dubai Harbour and Beachfront remains robust, driven by both expatriate professionals and short-term visitors attracted by the waterfront lifestyle. While the project is off-plan with handover in late 2028, which introduces some delivery and market cycle risk, the substantial discount provides a buffer against potential market fluctuations. The buyer profile is likely to include both end-users seeking a prime waterfront address and investors focused on yield and appreciation.
CONCLUSION
This two-bedroom apartment in Sobha Seahaven – Tower B presents a well-priced entry into one of Dubai’s most promising waterfront developments. The combination of a significant upfront discount, strong location, and comprehensive amenities makes it an attractive proposition for investors with a medium-term outlook. While off-plan projects carry inherent risks around delivery timelines and market cycles, the discount to current and historical pricing offers a degree of downside protection. For those seeking exposure to Dubai’s evolving waterfront market, this deal warrants careful consideration as part of a diversified property portfolio.
Location
SOBHA SEAHAVEN - TOWER B — Beachfront, Dubai
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 2-BR IN SOBHA SEAHAVEN - TOWER B 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 47 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 5,676,350 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 5,237,650 | AED 5,237,650 |
| Years 1–5 | AED 0 | AED 5,237,650 | AED 5,237,650 |
| Less the year-0 outflow of AED 5,676,350 → total profit | −AED 438,700 | ||
Exit at year 5: illustrative sale price AED 5,350,000 less selling costs AED 112,350 = AED 5,237,650 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 4.14M | — | — | — |
| −3% p.a. | AED 4.59M | — | — | — |
| 0% p.a.your figure | AED 5.35M | — | — | — |
| 3% p.a. | AED 6.20M | — | — | — |
| 5% p.a. | AED 6.83M | — | — | — |
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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