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 28 August 2026, -25 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 3,600,000 |
| Original price + DLD 4% | AED 3,823,040 |
| Selling price | AED 3,600,000 |
| Discount | AED 223,040 (5.8%) |
| Developer | Meraas |
| Sub-community | City Walk |
| Property type | Apartment |
| Built-up area | 1,270 sq.ft |
| Price per sq.ft (BUA) | AED 2,835 |
| Floor | (8-12) |
| View | Burj Al Arab |
| Handover | Q1 2028 |
| Source listing | distressonly.deals/u/iU7DHC — listed 28 August 2026 |
Distress Deal
This two-bedroom apartment in Verve - Tower B, City Walk, is offered at AED 3,600,000. The source records an original price plus the 4% DLD fee of AED 3,823,040, so the asking figure sits AED 223,040, or 5.8%, below original price. The apartment measures 1,270 sq.ft of built-up area, giving an entry basis of AED 2,835 per sq.ft on that built-up area. It occupies the eighth to twelfth floor band, looks towards the Burj Al Arab, and carries a balcony. Handover is stated as Q1 2028 and the developer is Meraas. The view is the distinguishing attribute: a Burj Al Arab aspect from a mid-level floor in City Walk is a function of the district's low-rise character, and it is not something a later floor or a later tower can reproduce. The floor plan is available on request.
City Walk occupies a central block of Al Wasl, between Al Wasl Road and Sheikh Zayed Road and a short distance inland from the Jumeirah coast. It is one of the few genuinely walkable districts in Dubai, built as a low-rise grid of streets and squares rather than as a tower cluster, and that street pattern is what gives the mid-level floors here their open outlook towards the coast and the Burj Al Arab. Sheikh Zayed Road puts Downtown, the financial centre and Dubai Marina within a straightforward drive, and Al Wasl Road runs parallel through the established Jumeirah residential belt. The district is bus-served rather than metro-served, with the nearest Red Line stations on Sheikh Zayed Road, so most residents here drive or walk. Parking provision is therefore worth confirming before an offer.
City Walk's amenity offer is the district itself: an open-air retail, dining and leisure quarter with a cinema, supermarkets, clinics, gyms and a continuous ground-floor street frontage, all within the same few blocks as the residential buildings. The Coca-Cola Arena sits within the district and Box Park lies immediately alongside on Al Wasl Road. Jumeirah's public beaches are a short distance west, and Safa Park and the Dubai Water Canal walkways are close to the south-east. This apartment carries its own balcony and a Burj Al Arab aspect from the mid-level floor band. For the building's full facility schedule, the service charge position and the floor plan, please contact us and we will send them across. The district is also one of the few in the city where daily errands, dining and a gym are genuinely walkable from the front door, which is a material part of what the basis per square foot is paying for.
The 5.8% reduction is measured against the original price plus the 4% DLD registration fee, the basis the source publishes, and it compares the asking figure with the first buyer's commitment rather than with current resale evidence. We have not attached a valuation. At AED 2,835 per sq.ft on built-up area this is a central, low-rise-district basis, and the premium over outer tower districts reflects the walkability, the Meraas positioning and the protected outlook rather than the discount. The reduction is modest in percentage terms, so the argument rests on the asset and the address. With handover in Q1 2028, the outstanding developer instalments sit alongside the payment due to the seller at transfer, and we will set the two out together before any offer.
This suits a buyer who wants a central, walkable address with a coastal outlook and is prepared to pay a district premium for it, with occupation in 2028. The low-rise character of City Walk is the structural point: because the surrounding blocks are not towers, a mid-level floor here holds a view that a comparable floor elsewhere in the city would have lost to later construction. The 5.8% reduction is the smallest part of the case rather than the largest, and a buyer should be clear about that going in. Before an offer we will confirm the outstanding instalments, the transfer costs and the seller's position. For the floor plan, the payment schedule and current availability, please get in touch and we will bring the pack together.
Illustrative model
Set your own assumptions and see how DISTRESS DEAL: 2-BR IN VERVE - 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 -25 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.
Set service charge, maintenance & management, vacancy allowance above to see cash back — until then this figure would be assuming zero for them.
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.
Figures marked “—” need service charge, maintenance & management, vacancy allowance entered above — we do not compute them on an assumed zero.
| Year | Net operating income | Sale proceeds, net | Net cash flow |
|---|---|---|---|
| 0 · today | — | — | −AED 3,819,600 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 3,524,400 | AED 3,524,400 |
| Years 1–5 | AED 0 | AED 3,524,400 | AED 3,524,400 |
| Less the year-0 outflow of AED 3,819,600 → total profit | −AED 295,200 | ||
Exit at year 5: illustrative sale price AED 3,600,000 less selling costs AED 75,600 = AED 3,524,400 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.
| Exit growth | Exit price | Total profit | ROI | IRR |
|---|---|---|---|---|
| −5% p.a. | AED 2.79M | — | — | — |
| −3% p.a. | AED 3.09M | — | — | — |
| 0% p.a.your figure | AED 3.60M | — | — | — |
| 3% p.a. | AED 4.17M | — | — | — |
| 5% p.a. | AED 4.59M | — | — | — |
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.
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.
VERVE - TOWER B — City Walk, Dubai
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