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Payment breakdown

UNIT PRICE

AED 6,870,000

PAYMENTS ON TRANSFER

Payment to seller	AED 1,948,200
DLD Transfer fee 4% + 40 AED	AED 280,040
DLD Registration Trustee fee + 5%VAT	AED 5,250
Buyer's agent comission 2% + 5%VAT	AED 147,000

PAYMENT PLAN SCHEDULE

02/Sep/2026	AED 388,600
30/Jan/2027	AED 388,600
30/May/2027	AED 388,600
27/Sep/2027	AED 388,600
27/Oct/2027	AED 388,600
On Completion	AED 3,108,800

SUMMARY

Total on Transfer	AED 2,242,560
Total remaining Payment Plan	AED 5,051,800
TOTAL COST FOR BUYER	AED 7,294,360

Photography

Gallery

Distress Deal

PROJECT DESCRIPTION

OVERVIEW

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 1,112,000 discount, or 13.7% 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.

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 13.7% 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.

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.

Listed

23 June 2026

The date this listing was added to our records. The asking price below is the one published then, and was still 41 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.

Below original price

15.3%

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.

Asking price per sq.ft

AED 3,827/sqft

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.

Handover

TBC

Not stated on this listing. A unit that has not completed cannot be let, so the holding period below starts from a date you will need to confirm.

Purchase

Purchase price

Seeded from this page — change it to your figure.

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.

Total cash investedThe purchase price plus every cost of getting the keys. It is the denominator of the ROI, ROE and IRR figures.

AED 7.30M

Price plus every acquisition cost

Illustrative exit price

AED 6.87M

After 5 yr at 0.0% p.a.

Total profit, capital onlyCapital movement over the hold, less every purchase and sale cost and the service charge. It carries no rental income at all, because no rent has been set.

−AED 735k

No rent set — costs and capital only

Net yieldNet operating income (rent collected less management, maintenance and service charge) divided by the purchase price. It cannot be calculated until a gross annual rent is set.

—

Set a gross annual rent

Cash out, and cash back over 5 years

Cash out at t0AED 7,299,070

Cash back, years 1–5AED 6,564,180

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.

Cash required at completion

Purchase priceAED 6,870,000

DLD transfer fee (4%)AED 274,800

Agency fee (2%)AED 137,400

VAT on agency fee (5%)AED 6,870

Conveyancing, trustee & adminAED 10,000

Total cash investedAED 7,299,070

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.

Annual operating position

Gross annual rentAED 0

Vacancy allowance (8%)AED 0

Maintenance & managementAED 0

Service charge (1,795 sq ft at AED 18/sq ft)−AED 32,310

Net operating income−AED 32,310

Cash-flow schedule — the 5-year figures the IRR is solved from

Year	Net operating income	Sale proceeds, net	Net cash flow
0 · today	—	—	−AED 7,299,070
1	−AED 32,310	—	−AED 32,310
2	−AED 32,310	—	−AED 32,310
3	−AED 32,310	—	−AED 32,310
4	−AED 32,310	—	−AED 32,310
5	−AED 32,310	AED 6,725,730	AED 6,693,420
Years 1–5	−AED 161,550	AED 6,725,730	AED 6,564,180
Less the year-0 outflow of AED 7,299,070 → total profit			−AED 734,890

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.

Sensitivity — the same purchase at −5% to +5% exit growth

Exit growth	Exit price	Total profit	ROI	IRR
−5% p.a.	AED 5.32M	−AED 2.26M	—	—
−3% p.a.	AED 5.90M	−AED 1.69M	—	—
0% p.a.your figure	AED 6.87M	−AED 735k	—	—
3% p.a.	AED 7.96M	AED 336k	—	—
5% p.a.	AED 8.77M	AED 1.12M	—	—

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.

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.

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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

W RESIDENCES — Dubai Harbour

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DISTRESS DEAL: 2-BR IN W RESIDENCES

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