This three-bedroom townhouse in Cotier House 2, Dubai Islands, is offered at AED 5,576,014. The source records an original price plus the 4% DLD fee of AED 5,799,055, so the asking figure sits AED 223,041, or 3.9%, below original price. The house measures 2,023 sq.ft of built-up area, which puts the entry basis at AED 2,756 per sq.ft on that built-up area. It carries a sea aspect and a balcony, and handover is stated as May 2027. The developer is Imtiaz. A townhouse with a sea aspect is an unusual format on Dubai Islands, where the majority of the residential pipeline is apartment stock in mid-rise buildings, and that scarcity of format rather than the size of the reduction is what a buyer is really being offered here.
Sold
COTIER HOUSE 2 · Dubai Islands
COTIER HOUSE 2 · Dubai IslandsImtiaz · Dubai Islands
DISTRESS DEAL: 3-BR IN COTIER HOUSE 2
Asking price as listedAED 5,576,014AED 2,756 per sq.ft
Original price + DLDAED 5,799,055
DiscountAED 223,0413.9% below original price
- Unit
- 3-BR
- Size
- 2,023 sq.ft
- Developer
- Imtiaz
The discount is measured against the original price + DLD recorded for this unit, not against a valuation.
Sold
Listed 27 August 2026Status confirmed 17 September 2026
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 27 August 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
Total cost for buyer, as listedAED 5,921,441The unit price plus the transfer fees and commission — the whole commitment, not the headline.
Unit priceAED 5,576,014
Fees and commissionAED 345,427
Step 01Due at transferAED 3,133,434Payable when the unit transfers to the buyer.
- Payment to sellerAED 2,788,007
- DLD Transfer fee (4% of OP + 40 AED)AED 223,081
- Trustee Office FeeAED 5,250
- Buyer's Agency Commission (2% + VAT)AED 117,096
- Total on transferAED 3,133,434
Step 02Payable to Imtiaz after transferAED 2,788,007The balance of the payment plan, which the buyer takes over.
- 15-SEP-2026AED 557,601
- On Handover (15-APR-2027)AED 2,230,406
- Total remaining payment planAED 2,788,007
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Show me deals like this oneUnit details
- Property type
- Townhouse
- View
- Sea
- Handover
- May 2027
Layout
Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
Dubai Islands is the reclaimed archipelago off the Deira shoreline, formerly known as Deira Islands, now under a Nakheel masterplan that divides the land into five islands with a mix of resort, residential and marina uses. Access is by causeway from Al Khaleej Road, which runs south into Deira, the Gold Souk district and the historic creek quarter, and connects onwards to Sheikh Rashid Road and the Dubai–Sharjah corridor. Dubai International Airport is a short drive inland to the south-east. The Infinity Bridge to the west gives a direct link across the creek to Bur Dubai and the Jumeirah corridor. Movement on the islands themselves is by car, with the internal road network and the waterfront promenades still being completed alongside the buildings.
AMENITIES & SURROUNDING
The defining feature of Dubai Islands is its coastline: several kilometres of new beachfront, a marina district and a chain of waterfront promenades planned along the seaward edges, with resort hotels and beach clubs forming much of the early occupancy. Souk Al Marfa and the Waterfront Market sit at the landward end of the causeway, and the established Deira retail and dining quarter lies immediately behind them, which gives the islands an authentic city hinterland rather than an isolated resort setting. Golf and further leisure uses are planned within the masterplan. This townhouse looks to the sea and carries its own balcony. For the community's full amenity schedule, the service charge position and the floor plan, please contact us and we will send them across. Beach access arrangements differ between the islands and between individual schemes, so it is worth establishing exactly what this address carries before committing.
MARKET
The 3.9% reduction is measured against the original price plus the 4% DLD registration fee, the basis the source publishes. It compares the asking figure with what the first buyer committed rather than with current resale evidence, and we have not attached a valuation. At AED 2,756 per sq.ft on built-up area the entry basis reflects the sea aspect and the townhouse format rather than the district average, and a buyer comparing it against apartment stock on the same islands is not comparing like with like. The reduction is small in percentage terms, at AED 223,041 in cash. With handover in May 2027 the remaining developer instalments are relatively near-term, and they sit alongside the payment due to the seller at transfer. We hold the schedule and will take you through it.
CONCLUSION
This suits a buyer who wants a house rather than an apartment on the new Deira waterfront, with a sea aspect, and who is content with a 2027 handover. The scarcity of the townhouse format on Dubai Islands is the durable part of the case: the pipeline here is overwhelmingly apartments, so the pool of directly comparable resale stock in future will stay small. Against that, the islands are an emerging district, and the promenades, retail and beach access will arrive over a period rather than at handover. The reduction against original price is modest and should not carry the decision. Before an offer we will confirm the outstanding instalments, the transfer costs and the seller's position. For the floor plan and the payment schedule, please get in touch.
Location
COTIER HOUSE 2 — Dubai Islands
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 3-BR IN COTIER HOUSE 2 behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.
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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.
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