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DLD · MEDIAN 12M TO JUL 2026
DISTRESS DEAL: 3-BR IN 320 RIVERSIDE CRESCENT

Distress Deal

DISTRESS DEAL: 3-BR IN 320 RIVERSIDE CRESCENT

Asking PriceAED 2,440,000
Below Original Price43.9%
Size1,656 sq.ft
Bedrooms3
Price / Sq.FtAED 1,473
HandoverQ4 2027
Sold
Listed 13 March 2026Status confirmed 3 August 2026

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 13 March 2026 and is historic. It is not an indication of what the same unit, or a comparable one, would cost today.

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The numbers

Payment breakdown

UNIT PRICE AED 2,440,000

PAYMENTS ON TRANSFER

1. Payment to seller AED 767,157
2. DLD Transfer fee 4% + 40 AED AED 97,640
3. DLD Registration Trustee fee + 5% VAT AED 5,250
4. Buyer's agent commission 2% + 5% VAT AED 51,240

PAYMENT PLAN SCHEDULE

06/04/2026 AED 418,211
03/10/2026 AED 418,211
On Handover AED 836,421

SUMMARY

Total on Transfer AED 921,287
Total remaining Payment Plan AED 1,672,843
TOTAL COST FOR BUYER AED 2,594,130

Distress Deal

PROJECT DESCRIPTION

OVERVIEW

320 Riverside Crescent is a 65 storey residential skyscraper currently under development in the Sobha Hartland 2 master community in Bu Kadra, within the wider Meydan district of Mohammed Bin Rashid City, Dubai, United Arab Emirates. The project forms part of the broader waterfront oriented Sobha Hartland 2 development, a large scale master planned residential area designed around landscaped parks, internal road networks and proximity to key Dubai commercial corridors. The building is being developed by Sobha Realty through its subsidiary Sobha, an established real estate developer operating across the Middle East and international markets.

LOCATION & TRANSPORT

320 Riverside Crescent is situated within Sobha Hartland 2 in Bu Kadra, which forms part of the rapidly expanding Mohammed Bin Rashid City urban district. This area is positioned east of Downtown Dubai and south of Dubai Creek Harbour, placing the development within one of the largest mixed use expansion zones in the emirate. Mohammed Bin Rashid City covers a massive land area and includes residential zones, commercial districts, entertainment venues and planned waterfront developments.

AMENITIES & SURROUNDING

The surrounding Meydan and MBR City districts offer a wide range of infrastructure including educational institutions, leisure amenities and hospitality facilities. Schools located within a short driving distance of the property include North London Collegiate School Dubai at approximately 2.2 kilometres and Hartland International School at approximately 2.5 kilometres, both situated within Sobha Hartland. Rashid and Latifa Schools and the Bilingual French International School are also located within a few kilometres. Recreational amenities nearby include The Track Meydan Golf, a golf course located roughly 1.8 kilometres from the development.

MARKET

320 Riverside Crescent will comprise a range of residential apartments including one bedroom, two bedroom and three bedroom units. The building forms part of a larger waterfront themed residential concept within Sobha Hartland 2 where towers overlook landscaped green space and internal water features integrated into the master plan. At launch, unit prices were recorded from around AED 1,800,000 according to project marketing data and early sales information. Official project valuation recorded by the Dubai Land Department indicates a development value of approximately AED 770,883,000. As with many projects within Mohammed Bin Rashid City, the tower contributes to a wider urban regeneration strategy aimed at expanding residential supply within areas located relatively close to Downtown Dubai. Dubai Land Department transaction data indicates multiple off plan sales transactions within the building during 2026, reflecting ongoing investor and purchaser activity during the construction phase.

CONCLUSION

320 Riverside Crescent will comprise a range of residential apartments including one bedroom, two bedroom and three bedroom units. The building forms part of a larger waterfront themed residential concept within Sobha Hartland 2 where towers overlook landscaped green space and internal water features integrated into the master plan. At launch, unit prices were recorded from around AED 1,800,000 according to project marketing data and early sales information. Official project valuation recorded by the Dubai Land Department indicates a development value of approximately AED 770,883,000.

Illustrative model

Scenario modeller

Set your own assumptions and see how DISTRESS DEAL: 3-BR IN 320 RIVERSIDE CRESCENT behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.

Purchase

The price you are actually considering.

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.

8% is roughly a month plus re-letting.

Letting fees and routine repairs.

Replace with the building's own schedule.

Acquisition costs

4% is the Dubai standard.

Buyer-side. 5% VAT added.

Trustee, title deed, NOC.

Exit

1 to 40 years.

0% by default: we publish no price forecasts.

5% VAT added automatically.

Nothing to calculate yet

Enter the asking price to run the model.

Every figure recalculates as you type. Use the price you are actually considering.

How each figure is calculated
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 Realty is a trading brand; the RERA-licensed entity is The Luxury Real Estate Brokers LLC.

Location

320 RIVERSIDE CRESCENT — Sobha Hartland II, Dubai

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