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Palm Jumeirah AED 3,524/sqftDubai Maritime City AED 3,153/sqftDowntown Dubai AED 2,903/sqftDubai Islands AED 2,768/sqftDubai Creek Harbour AED 2,563/sqftBusiness Bay AED 2,507/sqftDubai Marina AED 2,481/sqftDubai Hills Estate AED 2,449/sqftJumeirah Lakes Towers AED 2,313/sqftMohammed Bin Rashid City AED 2,098/sqftAl Jaddaf AED 2,049/sqftJumeirah Village Triangle AED 1,664/sqftDubai South AED 1,652/sqftArjan AED 1,582/sqftJumeirah Village Circle AED 1,491/sqftDubai Sports City AED 1,328/sqftALL DLD SALES · OFF-PLAN + EXISTINGPalm Jumeirah AED 3,524/sqftDubai Maritime City AED 3,153/sqftDowntown Dubai AED 2,903/sqftDubai Islands AED 2,768/sqftDubai Creek Harbour AED 2,563/sqftBusiness Bay AED 2,507/sqftDubai Marina AED 2,481/sqftDubai Hills Estate AED 2,449/sqftJumeirah Lakes Towers AED 2,313/sqftMohammed Bin Rashid City AED 2,098/sqftAl Jaddaf AED 2,049/sqftJumeirah Village Triangle AED 1,664/sqftDubai South AED 1,652/sqftArjan AED 1,582/sqftJumeirah Village Circle AED 1,491/sqftDubai Sports City AED 1,328/sqftALL DLD SALES · OFF-PLAN + EXISTING
DLD · MEDIAN 12M TO OCT 2026
AvailableDISTRESS DEAL: 2-BR + Maid's IN EYWA — distress deal in Business Bay from Mitchell's Commercial Real EstateEYWA · Business Bay1 / 43

R.Evolution · Business Bay

DISTRESS DEAL: 2-BR + Maid's IN EYWA

Asking priceAED 10,630,000AED 3,548 per sq.ft
Original price + DLDAED 12,171,120
DiscountAED 1,541,12012.7% below original price
Unit
2-BR + Maid's
Size
2,996 sq.ft
Developer
R.Evolution
Handover
Q3 2027
Enquire about this unitSee the floor plan

The discount is measured against the original price + DLD recorded for this unit, not against a valuation.

Available
Listed 15 October 2026

Available when we last checked. The asking price shown is the one published when the listing was added on 15 October 2026, 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

Total cost for buyerAED 11,326,640The unit price plus the transfer fees and commission — the whole commitment, not the headline.
Unit priceAED 10,630,000
Fees and commissionAED 696,640
Step 01Due at transferAED 6,645,440Payable when the unit transfers to the buyer.
  • Payment to sellerAED 5,948,800
  • DLD Transfer fee (4% of OP + 40 AED)AED 468,160
  • Trustee Office FeeAED 5,250
  • Buyer's Agency Commission (2% + VAT)AED 223,230
  • Total on transferAED 6,645,440
Step 02Payable to R.Evolution after transferAED 4,681,200The balance of the payment plan, which the buyer takes over.
  • On HandoverAED 4,681,200
  • Total remaining payment planAED 4,681,200

Ask us to walk through this schedule, or to confirm the current balance with the developer before terms are agreed.

Ask about these terms

Unit details

Property type
Apartment
Bedrooms
2 + Maid's
Floor
5-10
View
Pool, City
Balcony
Yes

Layout

Floor plan

Floor plan for DISTRESS DEAL: 2-BR + Maid's IN EYWAFloor planView full size

Floor plan

Floor plan for DISTRESS DEAL: 2-BR + Maid's IN EYWA

Distress Deal

PROJECT DESCRIPTION

OVERVIEW

The property is a two-bedroom apartment with a maid's room in Eywa, an R.Evolution development on Marasi Drive in Business Bay. The stated size is 2,996 sq.ft. The unit sits in the 5 to 10 floor band, looks over the pool and the city, has balconies, and is scheduled for handover in Q3 2027.

The asking price is AED 10,630,000. The original price plus the 4% DLD fee is AED 12,171,120, so the reduction is AED 1,541,120, or 12.7% below original price. On the stated size the price works out at AED 3,548 per sq.ft, against AED 4,062 per sq.ft at the original price plus DLD. At transfer the buyer pays AED 6,645,440, of which AED 5,948,800 goes to the seller. The balance of AED 4,681,200 falls due to the developer on handover, with no instalment before it. The total cost for the buyer, including every transfer fee, is AED 11,326,640.

LOCATION & TRANSPORT

The developer's location plan places Eywa on Marasi Drive, on the bank of the Dubai Canal in Business Bay. South Ridge and Downtown Dubai lie directly to the north, with Burj Khalifa and the Dubai Mall beyond them. Bay Square is a short distance east along the waterfront.

Financial Centre Road and Al Khail Road run close to the site and connect it north to DIFC and east across the creek to Dubai Design District. Sheikh Zayed Road is reached through Downtown Dubai to the west. Business Bay Metro station on the Red Line serves the district, and the canal-side promenade gives a walking route along the water.

AMENITIES & SURROUNDING

Business Bay mixes offices, hotels and apartments along the canal, and Bay Square adds cafes, restaurants and day-to-day services within walking distance. Downtown Dubai, with the Dubai Mall, the Dubai Fountain and the Opera district, is a short drive north. City Walk and DIFC appear on the developer's plan within easy reach.

The developer's renders show a tower wrapped in planted terraces and timber screens, with a waterfall feature at the entrance. Shared facilities shown include a canal-facing pool deck with cabanas and a sunken fire lounge, a gym, a spa with plunge pools, a private cinema, dining rooms and residents' lounges. The floor plan shows an entrance hall, a living room of 9.2 m by 5.2 m beside a kitchen, and a master bedroom of 7 m by 4.1 m. Two balconies are shown, one beside the living room and one off the second bedroom.

MARKET

The reduction is measured against the original price plus the 4% DLD fee. On that basis the apartment is offered at 12.7% below original price, or AED 514 per sq.ft below the original rate on the stated size.

The DLD transfer fee is AED 468,160. Because the asking price sits below the original price, the fee is struck on the original price of AED 11,703,000, at 4% plus AED 40. The trustee office fee is AED 5,250 and the buyer's agency commission, at 2% plus VAT, is AED 223,230. With the AED 5,948,800 payment to the seller, those items make up the AED 6,645,440 due at transfer. The payment to the seller and the balance on handover together equal the asking price.

CONCLUSION

The apartment suits a buyer who wants a large canal-front home in Business Bay with a maid's room, close to Downtown Dubai, and who can make a single final payment on handover in Q3 2027. It also suits an investor who prefers to commit most of the capital at transfer, at an entry price 12.7% below original price.

AED 6,645,440 is paid at transfer and AED 4,681,200 on handover, for a total cost of AED 11,326,640. The price on the stated size is AED 3,548 per sq.ft. Before terms are agreed, a current statement of account should be obtained from the developer to confirm the amount paid to date and the balance outstanding.

Location

EYWA — Business Bay, Dubai

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Illustrative model

Scenario modeller

Set your own assumptions and see how DISTRESS DEAL: 2-BR + Maid's IN EYWA behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.

Listed
15 October 2026

The date this listing was added to our records. The asking price below is the one published then, and is not re-checked against the market automatically — confirm it with us before relying on it.

Below original price
12.7%

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 3,548/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
Q3 2027

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.

Purchase

Seeded from this page. Change it to your figure.

Drives the service charge only.

Rent and service charge both start here.

Holding & income

Your figure. We have not assumed one.

0% holds rent flat. It may be negative.

Your figure — we publish none. A month vacant plus re-letting time is roughly 8%, if that fits your building.

Your figure — we publish none. Letting fees and routine repairs.

Your figure — we publish none. Look your building up on Mollak — rates run AED 3 to AED 30+.

Acquisition costs

4% is the Dubai standard.

Buyer-side. 5% VAT added.

Your figure — we publish none. The trustee tariff is tiered and the admin lines vary by office; ask your trustee office for the total, and add your NOC and any legal quote.

Exit

1 to 40 years.

0% by default: we publish no price forecasts.

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 11.3M
Price plus every acquisition cost
Illustrative exit price
AED 10.6M
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.
—
Set service charge, maintenance & management, vacancy allowance above
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 11,278,430
Cash back, years 1–5—

Set service charge, maintenance & management, vacancy allowance above to see cash back — until then this figure would be assuming zero for them.

Cash required at completion
Purchase priceAED 10,630,000
DLD transfer fee (4%)AED 425,200
Agency fee (2%)AED 212,600
VAT on agency fee (5%)AED 10,630
Conveyancing, trustee & adminAED 0
Total cash investedAED 11,278,430

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.

Annual operating position
Gross annual rentAED 0
Vacancy allowance (not set)—
Maintenance & management (not set)—
Service charge (2,996 sq ft at a rate not yet set)—
Net operating income—

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)
YearNet operating incomeSale proceeds, netNet cash flow
0 · today——−AED 11,278,430
1AED 0—AED 0
2AED 0—AED 0
3AED 0—AED 0
4AED 0—AED 0
5AED 0AED 10,406,770AED 10,406,770
Years 1–5AED 0AED 10,406,770AED 10,406,770
Less the year-0 outflow of AED 11,278,430 → total profit−AED 871,660

Exit at year 5: illustrative sale price AED 10,630,000 less selling costs AED 223,230 = AED 10,406,770 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 growthExit priceTotal profitROIIRR
−5% p.a.AED 8.23M———
−3% p.a.AED 9.13M———
0% p.a.your figureAED 10.6M———
3% p.a.AED 12.3M———
5% p.a.AED 13.6M———

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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