Distress Deal
On this page
The numbers
| UNIT PRICE | AED 2,800,000 |
| Original price + DLD 4% | AED 3,356,865 |
| Selling price | AED 2,800,000 |
| Discount | AED 556,865 (16.6%) |
| Developer | Peace Homes |
| Sub-community | Dubai Islands |
| Property type | Apartment |
| Built-up area | 1,425 sq.ft |
| Price per sq.ft (BUA) | AED 1,965 |
| Floor | Low |
| View | Waterfront, Dubai Skyline |
| Handover | Q4 2026 |
| Source listing | distressonly.deals/u/PtngpR — listed 13 September 2026 |
Layout
Distress Deal
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.
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.
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.
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 is the lowest of the current group on a per-foot measure, which 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.
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.
Illustrative model
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.
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.
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.
Figures marked “—” need service charge, maintenance & management, vacancy allowance entered above — we do not compute them on an assumed zero.
| 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.
| 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.
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.
More deals
The most recently listed deals that were still available when we last checked. Sold units are not shown here.
Healthcare City Phase II
Arjan
The Valley
Saadiyat Island, Abu Dhabi
Emaar South
Business Bay
Read next
A discounted unit is bought the same way any other is — the questions are just sharper. These are our own guides and articles on buying from overseas, taking on a resale or an off-plan assignment, and what the purchase actually costs.
The gold rule under an entry is its length, against the longest piece here.
How to Buy Dubai Property from Overseas
Power of attorney, attestation country by country, remote AML checks, funding the purchase, and remote signing against a short trip.
How to Buy Ready (Secondary) Property in Dubai
The fixed sequence the Land Department sets for a resale — an agreed Form F, a deposit, a developer NOC and the Trustee Office transfer.
Pre-Handover Assignment (Off-Plan ‘Flipping’) in Dubai: How It Works
Assigning an off-plan unit before handover — the developer NOC and minimum-paid rules, the fees that come off the profit, and when it still loses money.
Off-Plan Payment Plans in Dubai Explained: 10/90, 50/50 and Post-Handover
Construction-linked and post-handover structures, what escrow protects at each stage, and what happens if a later instalment cannot be funded.
NOC (No Objection Certificate) for a Dubai Property Purchase
What the developer’s certificate actually confirms, how service-charge clearance runs through Mollak, and the usual reasons issuance is delayed.
How to Vet a Dubai Developer Before You Buy
Brochures are marketing; DLD registration, project escrow status and broker licensing are checkable public facts. How to verify all three.
A Due-Diligence Checklist for Buying in Dubai
Who owns the title, whether the unit carries a mortgage or a restriction, whether its service charges are current — in order, with the tool that verifies each.
The True Cost of Buying Property in Dubai: All Fees Explained
Every fee set out individually — transfer, trustee office, agency commission, developer NOC and the mortgage costs — against the Land Department’s own published figures.
Mortgages for Non-Residents in Dubai
What a genuine non-resident can borrow, as distinct from a UAE-resident expatriate, which banks lend, and how a purchase is completed remotely.
Capital Gains & Property Tax in Dubai: What Investors Actually Pay
What an individual owner is and is not charged here, which transaction cost is the real one, and why your home-country position is a separate question.
How to Buy a Cancellation Unit in Dubai: Strategic Guide
A cancellation unit is a launch booking the first buyer lost — how they reach the market, and the steps to secure one at launch pricing.
How to Buy Dubai Property During Crisis and Build a Portfolio at Peak Fear
The historical entry points, yields by district, and a contrarian acquisition process for buying when confidence is at its lowest.
Buying a Resale Property in Dubai: Step-by-Step Guide for Investors
The process, the legal steps, the costs and the mortgage options, for residents and international investors alike.
How to Buy Property in Dubai as a Foreign Investor: Step-By-Step Guide
Costs, the legal process, the risks, and how to structure the investment — written for a buyer outside the UAE.
Buying Off-Plan Property in Dubai: Primary Market Guide
EOIs, SPAs, payment plans, Oqood, escrow, resales and mortgages — the primary market end to end.
Residential Mortgages in Dubai: Guide for Expats and Investors
Rates, loan-to-value limits, eligibility, fees and the documents a lender asks for, for residents and investors.
