Distress Deal
This unit has sold and is no longer available. The page is kept as a record of a deal we transacted. Every figure on it — the asking price, the discount to original price and the payment schedule — is the position as listed on 16 May 2026 and is historic. It is not an indication of what the same unit, or a comparable one, would cost today.
On this page
The numbers
| UNIT PRICE | AED 3,600,000 |
| 1. Payment to seller | AED 1,550,150 |
| 2. DLD Transfer fee 4% + 40 AED | AED 144,040 |
| 3. DLD Registration Trustee fee + 5% VAT | AED 5,250 |
| 4. Buyer's agent commission 2% + 5% VAT | AED 75,600 |
| 15-JUL-2026 | AED 372,700 |
| 15-NOV-2026 | AED 372,700 |
| 15-MAR-2027 | AED 186,350 |
| On Handover (15-NOV-2028) | AED 1,118,100 |
| Total on Transfer | AED 1,775,040 |
| Total remaining Payment Plan | AED 2,049,850 |
| TOTAL COST FOR BUYER | AED 3,824,890 |
Photography
Distress Deal
This distress deal offers a 2-bedroom plus maid’s apartment in Bay Grove Residences, Dubai Islands, at an asking price of AED 3,600,000. This is a 7.1% discount from the original price of AED 3,876,000, equating to a saving of AED 276,000. The apartment spans 1,601 sq.ft, resulting in an entry basis of AED 2,249 per sq.ft. The unit is positioned on a higher floor (8+), with a sea view and balcony, and is semi-furnished. Handover is scheduled for Q4 2028, and the developer is Nakheel, a recognised name in Dubai’s master-planned communities. The payment plan is structured with a significant portion due on transfer and the remainder staggered through to handover, supporting investor cash flow management. The immediate investment thesis is a below-market entry into a new Nakheel project on Dubai Islands, with a practical layout and a payment plan that reduces capital outlay risk during construction.
Bay Grove Residences is located on Dubai Islands, specifically on Island B, which is among the closest islands to the mainland. This proximity offers improved access compared to more remote island developments. The area connects efficiently to Deira and the broader Dubai road network, with Sheikh Zayed Road and Al Khail Road accessible via the main bridges. Public transport options are developing, but private vehicles, taxis and ride-hailing services currently form the main transport layer. For investors, this location supports a broader tenant pool, appealing to residents who value waterfront living but need practical access to the city’s commercial and leisure hubs. The ongoing development of Dubai Islands is expected to further enhance connectivity and infrastructure, which could support future capital appreciation and rental demand.
Bay Grove Residences is designed as a multi-building complex with four residential buildings linked by a green podium and an infinity pool. The project offers a comprehensive amenity package, including an adults-only pool, children’s pool, clubhouse, co-working space, fitness centre, yoga and meditation areas, barbecue facilities, bicycle storage, running track, shaded seating, sun loungers, and a pet wash station. Apartments feature floor-to-ceiling windows, terraces, and in-built storage, with semi-furnished options available. The development’s clubhouse and residents’ lounge provide communal spaces for socialising and relaxation. The surrounding area is planned with landscaped walkways, cycle paths, and access to the Dubai Islands waterfront, supporting an active lifestyle. As the Dubai Islands masterplan matures, residents will benefit from additional retail, dining, and leisure infrastructure, enhancing the liveability and appeal of the district.
At AED 2,249 per sq.ft, this unit is priced competitively against recent transactions in Bay Grove Residences and the wider Dubai Islands market. For example, a comparable 2-bedroom unit (1,612 sq.ft) in the same project transacted at AED 3,700,000 (AED 2,295 per sq.ft) in February 2026. The current deal offers a similar or better price point, with the added benefit of a distress discount. The buyer profile for Bay Grove Residences is likely to include end-users seeking waterfront living and investors targeting mid- to long-term rental yields. Liquidity in the Dubai Islands segment is improving as more projects reach completion and infrastructure matures, but investors should be aware that off-plan assets carry construction and handover timing risks. The payment plan structure reduces upfront exposure, but buyers must factor in service charges, fit-out costs, and potential delays. Rentability is expected to strengthen as the area develops, but initial yields may be moderate until the district’s full amenity and retail offering is realised.
This Bay Grove Residences deal is best suited to investors seeking an early-stage position in Dubai Islands with a visible discount to current and recent sales. The semi-furnished 2-bedroom plus maid’s layout, sea view, and balcony provide practical appeal for both rental and eventual resale. The payment plan structure supports cash flow management, and the developer’s track record adds a degree of delivery confidence. The main risks are typical of off-plan investments: construction timing, service charge levels, and the pace of area infrastructure development. Provided these are understood, the deal offers a balanced entry into a maturing waterfront district, with the potential for capital appreciation as Dubai Islands evolves. The discount is meaningful in the context of recent transactions, and the handover timeline allows for strategic planning around rental or resale exit. Overall, this is a disciplined acquisition for investors comfortable with off-plan exposure and seeking value in a new Nakheel-led waterfront community.
Illustrative model
Set your own assumptions and see how DISTRESS DEAL: 2-BR + MAID - BAY GROVE RESIDENCES behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.
Enter the asking price to run the model.
Every figure recalculates as you type. Use the price you are actually considering.
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.
BAY GROVE RESIDENCES — Dubai Islands
