This two-bedroom apartment with a maid's room in Natuzzi Harmony Residences, Dubai Islands, is offered at AED 2,800,000. The source records an original price plus the 4% DLD fee of AED 3,356,865, so the asking figure sits AED 556,865, or 16.6%, below original price. The apartment measures 1,425 sq.ft of built-up area, giving an entry basis of AED 1,965 per sq.ft on that built-up area. It sits on a low floor with a waterfront and Dubai skyline aspect, and carries a balcony, parking and pool access. The developer is Peace Homes and handover is stated as Q4 2026. That handover date is the notable feature of this listing: it falls within the next quarter, so the remaining construction period is short and the outstanding balance is correspondingly close at hand.
NATUZZI HARMONY RESIDENCES · Dubai Islands1 / 2Peace Homes · Dubai Islands
DISTRESS DEAL: 2-BR + Maid's IN NATUZZI HARMONY RESIDENCES
- Unit
- 2-BR + Maid's
- Size
- 1,425 sq.ft
- Developer
- Peace Homes
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 15 September 2026, 2 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
Quick navigation
The unit
Unit details
- Property type
- Apartment
- Floor
- Low
- View
- Waterfront, Dubai Skyline
- Handover
- Q4 2026
Photography
Gallery
Layout
Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
Dubai Islands is the archipelago off the Deira shoreline, the five-island waterfront district formerly promoted as Deira Islands. It sits directly against the oldest commercial quarter of the city rather than on the southern edge of it: Deira, the Gold and Spice Souks, Al Ras and the Dubai Creek abra crossings are immediately inland, and Port Rashid and Mina Rashid lie across the creek mouth to the south-west. The islands are reached by bridge and causeway from Al Khaleej Road, which runs south into Deira and north towards Al Hamriya. Dubai International Airport is one of the closer airport connections of any waterfront district in the city. Al Ras and Gold Souk stations on the metro Green Line serve the mainland quarter behind the islands. For a family-sized apartment this matters: schools, clinics, everyday retail and the wholesale markets of Deira are long-established rather than scheduled to arrive.
AMENITIES & SURROUNDING
Dubai Islands is planned around beach frontage, marinas, parkland and a hotel and resort strip, with the waterfront promenade forming the ground-level offer across the islands. The district's distinguishing quality is that it faces open sea on one side and the historic city on the other, so a low-floor apartment here looks out across water rather than into a neighbouring podium. This apartment carries a waterfront and skyline aspect, its own balcony, parking and access to a pool. For the building's full facility schedule, the beach and marina access arrangements, the service charge position and the floor plan, please contact us. A district built against an existing city quarter matures on a different timetable from one built on open reclaimed land, and for a near-term handover that difference is worth weighing carefully.
MARKET
The 16.6% reduction is measured against the original price plus the 4% DLD registration fee, the basis the source publishes, and it compares the asking figure with the first buyer's commitment rather than with current resale evidence. We have not attached a valuation. At AED 1,965 per sq.ft on built-up area the entry basis reflects both the low floor band and the stage Dubai Islands has reached as a district. The cash reduction, AED 556,865, is meaningful on a unit of this size. With handover stated as Q4 2026 the seller is close to completion, so the split between what has already been paid and what falls due on handover is the first number to establish.
CONCLUSION
This suits a buyer who wants a family-sized waterfront apartment with a maid's room and a short wait to handover, and who values proximity to the historic centre over a Marina or Downtown address. The sea aspect, the balcony and the parking are the durable attributes. The AED 556,865 reduction is the headline, but on a Q4 2026 handover most of the payment schedule will already have been met, so the transfer will require a larger cash sum at completion than a longer-dated off-plan resale would. We will set that split out clearly, together with the transfer costs and the seller's position, before any offer. For the floor plan, the payment schedule and current availability, please get in touch. We will also confirm the construction status and the expected completion sequence for the building.
Location
NATUZZI HARMONY RESIDENCES — Dubai Islands
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 2-BR + Maid's IN NATUZZI HARMONY 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 2 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.
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 2,970,800 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 2,741,200 | AED 2,741,200 |
| Years 1–5 | AED 0 | AED 2,741,200 | AED 2,741,200 |
| Less the year-0 outflow of AED 2,970,800 → total profit | −AED 229,600 | ||
Exit at year 5: illustrative sale price AED 2,800,000 less selling costs AED 58,800 = AED 2,741,200 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 2.17M | — | — | — |
| −3% p.a. | AED 2.40M | — | — | — |
| 0% p.a.your figure | AED 2.80M | — | — | — |
| 3% p.a. | AED 3.25M | — | — | — |
| 5% p.a. | AED 3.57M | — | — | — |
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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