Distress Deal
Available when we last checked on 3 August 2026. The asking price shown is the one published when the listing was added on 27 August 2026, -24 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
The numbers
| UNIT PRICE | AED 5,576,014 |
| Original price + DLD 4% | AED 5,799,055 |
| Selling price | AED 5,576,014 |
| Discount | AED 223,041 (3.9%) |
| Developer | Imtiaz |
| Sub-community | Dubai Islands |
| Property type | Townhouse |
| Built-up area | 2,023 sq.ft |
| Price per sq.ft (BUA) | AED 2,756 |
| View | Sea |
| Handover | May 2027 |
| Source listing | distressonly.deals/u/oW2XCQ — listed 27 August 2026 |
Distress Deal
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. The floor plan is available on request.
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.
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.
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.
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.
Illustrative model
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.
The date this listing was added to our records. The asking price below is the one published then, and was still -24 days old when we last checked this listing on 3 August 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.
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 5,916,151 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 5,458,918 | AED 5,458,918 |
| Years 1–5 | AED 0 | AED 5,458,918 | AED 5,458,918 |
| Less the year-0 outflow of AED 5,916,151 → total profit | −AED 457,233 | ||
Exit at year 5: illustrative sale price AED 5,576,014 less selling costs AED 117,096 = AED 5,458,918 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 4.31M | — | — | — |
| −3% p.a. | AED 4.79M | — | — | — |
| 0% p.a.your figure | AED 5.58M | — | — | — |
| 3% p.a. | AED 6.46M | — | — | — |
| 5% p.a. | AED 7.12M | — | — | — |
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.
COTIER HOUSE 2 — Dubai Islands
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