This 2-bedroom apartment in W Residences – Tower 1 at Dubai Harbour is presented as a distress deal at AED 6,870,000. The original price, including DLD fees, was AED 8,112,000, reflecting a direct AED 1,242,000 discount, or 15.3% below the initial reference. With a built-up area of 1,795 sq.ft, the entry basis is approximately AED 3,827 per sq.ft. The apartment is positioned on a mid-to-high floor (levels 15–20), offering full sea and Dubai Ain views, and includes a balcony. Handover is scheduled for Q4 2028, and the developer, Arada, is offering a structured payment plan with a significant portion due on completion. The immediate investment thesis is clear: this is a below-market entry into a branded, waterfront development with a long lead time to completion, allowing for capital appreciation potential as the project nears handover and the Dubai Harbour district matures further.
W RESIDENCES · Dubai Harbour1 / 2Arada · Dubai Harbour
DISTRESS DEAL: 2-BR IN W RESIDENCES
- Unit
- 2-BR
- Size
- 1,795 sq.ft
- Developer
- Arada
- 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 23 June 2026, 86 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.
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The numbers
Payment breakdown
- Payment to sellerAED 1,818,200
- DLD Transfer fee (4% of OP + 40 AED)AED 312,040
- DLD Registration Trustee fee + 5%VATAED 5,250
- Buyer's agent comission 2% + 5%VATAED 144,270
- Total on transferAED 2,279,760
- 02/Sep/2026AED 388,600
- 30/Jan/2027AED 388,600
- 30/May/2027AED 388,600
- 27/Sep/2027AED 388,600
- 27/Oct/2027AED 388,600
- On CompletionAED 3,108,800
- Total remaining payment planAED 5,051,800
Ask us to walk through this schedule, or to confirm the current balance with the developer before terms are agreed.
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Layout
Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
W Residences at Dubai Harbour occupies a prominent position between Dubai Marina and Palm Jumeirah, within the Dubai Harbour master community. This location is notable for its direct access to the city’s largest marina, cruise terminal, and a growing hospitality and retail cluster. Residents benefit from proximity to Sheikh Zayed Road, ensuring straightforward car access to Dubai’s main business and leisure districts. Public transport is evolving in the area, with nearby tram and metro links at Dubai Marina, and the development is well-served by taxis and ride-hailing services. The Dubai Harbour location is increasingly attractive to both end-users and tenants seeking waterfront living with city connectivity, and the ongoing infrastructure improvements are expected to support both rental and resale demand as the area matures.
AMENITIES & SURROUNDING
The W Residences complex is designed as a high-amenity, branded residential environment. Residents will have access to a 24-hour concierge, a 200-metre infinity pool, a dedicated wellness centre, fitness facilities, a spa, and a residents’ lounge that doubles as a co-working and social space. The project includes a cinema, games room, music studio, pilates studio, and children’s club, as well as smart home features and integrated kitchen appliances. The ground level offers a selection of fine-dining restaurants and cafes, while the promenade provides direct access to the marina and waterfront. The surrounding Dubai Harbour district is developing rapidly, with new retail, hospitality, and leisure facilities coming online, enhancing the liveability and long-term appeal of the address. The architectural design draws on the seafront and urban landscape, with panoramic views of the Arabian Gulf, Bluewaters Island, and the Dubai skyline.
MARKET
At AED 3,827 per sq.ft, this unit is priced below recent off-plan and secondary market transactions for comparable branded waterfront developments in Dubai Marina and Palm Jumeirah, where new launches and completed stock often command higher premiums. The W Residences brand, combined with the Dubai Harbour location, positions the asset for a mix of international and local buyers seeking a blend of lifestyle and investment potential. The payment plan structure and long lead time to completion may appeal to buyers looking for capital appreciation as the project progresses, but also introduces the usual off-plan risks: construction timelines, market shifts, and developer performance. Rentability is expected to be strong post-handover, given the amenity set and waterfront positioning, though service charges and operational costs should be factored into yield calculations. Liquidity on resale will likely be influenced by the overall performance of the Dubai Harbour district and the absorption of new supply in the area.
CONCLUSION
This distress deal offers a discounted entry into a branded, high-amenity waterfront development with a clear timeline to completion. The 15.3% discount to the original price provides a margin of safety for investors, particularly those comfortable with the off-plan cycle and seeking exposure to Dubai’s evolving waterfront districts. The main considerations are the long lead time to handover, ongoing construction in the area, and the need to underwrite service charges and operational costs carefully. For buyers seeking a blend of lifestyle appeal and investment potential, with the flexibility of a payment plan and the backing of a recognised developer, this W Residences unit presents a balanced case. The deal is best suited to investors who value branded environments, panoramic views, and the prospect of capital appreciation as Dubai Harbour matures, while remaining mindful of the risks inherent in off-plan acquisitions.
Location
W RESIDENCES — Dubai Harbour
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 2-BR IN W 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 86 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 7,289,070 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 6,725,730 | AED 6,725,730 |
| Years 1–5 | AED 0 | AED 6,725,730 | AED 6,725,730 |
| Less the year-0 outflow of AED 7,289,070 → total profit | −AED 563,340 | ||
Exit at year 5: illustrative sale price AED 6,870,000 less selling costs AED 144,270 = AED 6,725,730 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 5.32M | — | — | — |
| −3% p.a. | AED 5.90M | — | — | — |
| 0% p.a.your figure | AED 6.87M | — | — | — |
| 3% p.a. | AED 7.96M | — | — | — |
| 5% p.a. | AED 8.77M | — | — | — |
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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