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 23 July 2026, 11 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 3,100,000 |
| Payment to seller | AED 2,151,135 |
| DLD Transfer fee 4% + 40 AED | AED 124,040 |
| DLD Registration Trustee fee + 5%VAT | AED 5,250 |
| Buyer's agent comission 2% + 5%VAT | AED 65,100 |
| 28-JUL-2026 | AED 316 289 |
| 31-DEC-2026 | AED 316 289 |
| On Handover | AED 316 287 |
| Total on Transfer | AED 2,345,525 |
| Total remaining Payment Plan | AED 948,865 |
| TOTAL COST FOR BUYER | AED 3,294,390 |
Photography
Distress Deal
This is a two-bedroom apartment opportunity in Vida Residences, Dubai Hills, developed by Emaar. The property offers a total area of 1,265 sq.ft and is positioned on a mid-level floor (between the 5th and 10th), with a balcony overlooking Dubai Hills Park. The asking price is AED 3,100,000, which is 5.8% below the original reference price of AED 3,289,404, resulting in a discount of AED 189,406. This brings the price per square foot to AED 2,451, which is competitive for a branded, off-plan residence in this district. The payment structure includes AED 2,345,525 due on transfer and a remaining payment plan of AED 948,865, with the total buyer cost estimated at AED 3,294,390. Handover is scheduled for Q3 2027, providing investors with a clear timeline for completion. The immediate deal thesis is underpinned by the combination of a below-market entry price, the security of a phased payment plan, and the brand strength of both Emaar and Vida Hotels.
Vida Residences is located within Dubai Hills Estate, a master-planned community in Mohammed Bin Rashid City. The area is strategically positioned between Downtown Dubai and Dubai Marina, offering convenient access to both business and leisure hubs. Dubai Hills Estate benefits from a well-developed road network, with Al Khail Road (E44) providing direct routes to the city centre and other key districts. Public transport options are evolving, with future metro and bus links expected to further enhance connectivity. The community is approximately 15 minutes by car from Downtown Dubai and Dubai Mall, and around 20 minutes from Dubai International Airport. Residents have easy access to Dubai Hills Mall, which is a significant retail and entertainment destination in the area. The location is designed to appeal to both end-users and tenants seeking a balance of urban accessibility and green, landscaped surroundings.
Vida Residences is a 24-storey residential tower developed in partnership with Vida Hotels and Resorts, reflecting a contemporary design ethos and a focus on lifestyle amenities. Residents benefit from hotel-style services, communal gardens, and open-plan living spaces. The building offers a swimming pool, barbecue facilities, and dedicated children’s play areas, supporting both relaxation and family life. Fitness is well catered for, with both indoor and outdoor gym facilities available. The project is adjacent to Dubai Hills Park, providing direct access to green spaces and recreational facilities. The wider Dubai Hills Estate features a championship golf course, cycling tracks, and extensive landscaped walkways. Retail and dining options are integrated within the community, with shops and cafes located both within the building and in the immediate vicinity. The area is designed to foster a sense of community, with social spaces and amenities that appeal to a broad demographic.
Dubai Hills Estate has established itself as one of Dubai’s most sought-after residential districts, particularly for mid- to upper-tier buyers seeking a blend of urban convenience and green living. Branded residences, such as those under the Vida name, typically command a premium due to their association with hospitality services and recognised design standards. The current offering at a 5.8% discount to the original price positions this unit attractively against both new launches and secondary market stock. Two-bedroom apartments in Dubai Hills are in steady demand from both families and professionals, supporting rental yields and liquidity. The phased payment plan reduces capital outlay risk prior to handover. Potential risk points include construction timelines and the broader volatility of the Dubai off-plan market, but Emaar’s track record and the advanced stage of the project provide a degree of reassurance. The buyer profile is likely to include both investors seeking rental income and end-users planning for future occupancy.
For investors, this two-bedroom apartment in Vida Residences offers a compelling entry point into a maturing, well-located community. The discount to original price, combined with a flexible payment plan and the reputational strength of Emaar and Vida, supports both capital appreciation and rental prospects. The project’s amenities and proximity to Dubai Hills Park and Mall enhance its appeal to a wide tenant base. While all off-plan purchases carry inherent risks, the fundamentals here are sound: a strong developer, a branded product, and a location that continues to see infrastructure investment. This opportunity suits those seeking a balance of value, quality, and future growth potential in Dubai’s residential market.
Illustrative model
Set your own assumptions and see how DISTRESS DEAL: 2-BR IN VIDA RESIDENCES 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 11 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 3,299,100 |
| 1 | −AED 22,770 | — | −AED 22,770 |
| 2 | −AED 22,770 | — | −AED 22,770 |
| 3 | −AED 22,770 | — | −AED 22,770 |
| 4 | −AED 22,770 | — | −AED 22,770 |
| 5 | −AED 22,770 | AED 3,034,900 | AED 3,012,130 |
| Years 1–5 | −AED 113,850 | AED 3,034,900 | AED 2,921,050 |
| Less the year-0 outflow of AED 3,299,100 → total profit | −AED 378,050 | ||
Exit at year 5: illustrative sale price AED 3,100,000 less selling costs AED 65,100 = AED 3,034,900 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 2.40M | −AED 1.06M | — | — |
| −3% p.a. | AED 2.66M | −AED 807k | — | — |
| 0% p.a.your figure | AED 3.10M | −AED 378k | — | — |
| 3% p.a. | AED 3.59M | AED 105k | — | — |
| 5% p.a. | AED 3.96M | AED 460k | — | — |
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.
VIDA RESIDENCES — Dubai Hills Estate
