This 2-bedroom plus storage apartment in Vincitore Aqua Dimore, Dubai Science Park, is presented as a distress deal at AED 1,573,180. The original price, including DLD fees, was AED 2,135,120, reflecting a 26.3% discount or AED 561,940 below the reference value. The unit offers a 1,365 sq.ft layout, which places the entry basis at approximately AED 1,153 per sq.ft. This is a low-floor apartment with park views and a private pool on the balcony, adding a lifestyle element that is not standard in most comparable stock. The handover is scheduled for 2027, so the investment case is based on securing a below-market entry into a new-build project with a clear timeline. The immediate thesis is straightforward: the buyer locks in a significant discount to the original price, with the potential to benefit from capital appreciation or improved liquidity as the project approaches completion and handover.
VINCITORE AQUA DIMORE · Dubai Science Park1 / 2Vincitore · Dubai Science Park
DISTRESS DEAL: 2-BR+STORE - VINCITORE AQUA DIMORE
- Unit
- 2-BR+STORE
- Size
- 1,365 sq.ft
- Developer
- Vincitore
The discount is measured against the original price + DLD recorded for this unit, not against a valuation.
This unit has sold. 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 21 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
Quick navigation
The numbers
Payment breakdown
- Payment to sellerAED 1,573,180
- DLD Transfer fee 4% + 40 AEDAED 62,967
- DLD Registration Trustee fee + 5%VATAED 5,250
- Buyer's agent commission 2% + 5%VATAED 33,036
- Total on transferAED 1,674,433
This unit has sold. Tell us what you are looking for and we will send the deals that are open now.
Show me deals like this onePhotography
Gallery
Layout
Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
Vincitore Aqua Dimore is located in Dubai Science Park, a growing mixed-use district in Al Barsha South. The area is positioned to benefit from its proximity to key arterial roads, including Umm Suqeim Street and Sheikh Mohammed Bin Zayed Road, providing direct access to central Dubai, Dubai Marina, and the wider Al Barsha corridor. Public transport options are developing, with bus routes and ride-hailing services forming the main connectivity layer for now. The district is close to established residential and commercial hubs, including Dubai Hills Estate, Arjan, and Motor City, which supports both end-user and tenant demand. For investors, the location offers a balance between accessibility and emerging infrastructure, with the potential for further value as the area matures and transport links expand.
AMENITIES & SURROUNDING
Vincitore Aqua Dimore is designed as a mid-rise residential project with a focus on lifestyle amenities. The building is expected to feature landscaped gardens, a fitness centre, swimming pools, and dedicated children's play areas. The standout feature for this unit is the private pool on the balcony, which is a differentiator in the segment and adds to the appeal for both end-users and tenants. The surrounding area includes retail outlets, supermarkets, healthcare facilities, and educational institutions, supporting day-to-day convenience. Dubai Science Park itself is anchored by a mix of commercial, research, and residential uses, creating a stable environment for occupancy. The project is positioned to benefit from ongoing development in the district, with new infrastructure and community facilities being delivered as the area grows.
MARKET
At an entry price of AED 1,153 per sq.ft, this apartment is priced below the typical range for new-build, amenity-led projects in Dubai Science Park and neighbouring districts. The significant discount to original price provides a margin of safety, particularly for investors focused on capital preservation and potential upside as the project nears completion. The unit's configuration—two bedrooms plus storage, low floor, park view, and private pool—positions it well for both rental and resale demand. The area attracts a mix of professionals, families, and medical sector employees, supporting a broad tenant pool. The main risk points are the off-plan nature of the asset, with completion scheduled for 2027, and the need to monitor developer delivery and area infrastructure progress. Liquidity is likely to improve as the project moves closer to handover, but investors should underwrite for a medium-term hold rather than immediate exit.
CONCLUSION
This distress deal in Vincitore Aqua Dimore offers a clear value proposition for investors seeking below-market entry into a new-build Dubai project. The 26.3% discount to original price, combined with a practical two-bedroom plus storage layout and unique features such as a private pool, supports both rental and resale strategies. The location in Dubai Science Park provides access to an emerging district with improving infrastructure and a growing resident base. The main considerations are the off-plan status and the timeline to completion, which require a patient investment approach and ongoing due diligence on developer progress. For buyers comfortable with these factors, the deal presents an opportunity to secure a differentiated asset at a lower cost basis, with the potential for capital appreciation and improved liquidity as the project matures and the area develops further.
Location
VINCITORE AQUA DIMORE — Dubai Science Park
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 2-BR+STORE - VINCITORE AQUA DIMORE 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 considering.
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.
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 latest distress deals
The most recently listed deals that were still available when we last checked. Sold units are not shown here.
Emaar Beachfront
DISTRESS DEAL: 1-BR IN DAMAC BAY - TOWER C
- Price / sq.ft
- AED 3,378
- Developer
- Damac
- Handover
- Q4 2027
Rashid Yachts and Marina
DISTRESS DEAL: 1-BR IN OCEAN POINT - TOWER 2
- Price / sq.ft
- AED 1,908
- Developer
- Emaar
Emaar Beachfront
DISTRESS DEAL: 1-BR IN SEAPOINT - TOWER 2
- Size
- 764 sq.ft
- Price / sq.ft
- AED 3,442
- Developer
- Emaar
- Handover
- Q2 2028
Bluewaters Island
DISTRESS DEAL: 2-BR + Maid's IN BLUEWATERS BAY - BUILDING 1
- Size
- 1,670 sq.ft
- Price / sq.ft
- AED 3,145
- Developer
- Meraas
- Handover
- Q3 2027
Sobha Hartland II
DISTRESS DEAL: 2-BR IN SKYSCAPE ALTIUS
- Size
- 1,268 sq.ft
- Price / sq.ft
- AED 2,129
- Developer
- Sobha
- Handover
- Q4 2028
Emaar Beachfront
DISTRESS DEAL: BULK DEAL - 9 APARTMENTS IN BAYVIEW - TOWER 1
- Size
- 10,041 sq.ft
- Price / sq.ft
- AED 4,681
- Developer
- Emaar
- Handover
- Q2 2027
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 costs.
The gold rule under an entry is its length, against the longest piece here.
Guides
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 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, and 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
Transfer, trustee office, agency commission, developer NOC and the mortgage costs, each set 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.
Articles
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
The primary market end to end. EOIs, SPAs, payment plans, Oqood, escrow, resales and mortgages.
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.