This 3-bedroom apartment in Golf Views Seven City - Tower C is being offered as a distress deal at AED 1,585,000, which reflects a 17.6% discount to the original price of AED 1,924,000. The unit spans 1,521 sq.ft, placing the entry basis at AED 1,042 per sq.ft. For context, a comparable 3-bedroom unit in the same project transacted in May 2026 at AED 1,488,457 (AED 979 per sq.ft), indicating that this listing is priced slightly above the most recent transaction but still well below the original developer price. The apartment is positioned on a mid-level floor (between 4 and 15), offers a lake view, and includes a balcony. Handover is scheduled for Q2 2028, so this is an off-plan acquisition with a staged payment plan. The immediate investment thesis is a discounted entry into a large-format, family-sized apartment in a high-density, mixed-use project in JLT, with the potential for capital appreciation and rental income upon completion.
GOLF VIEWS SEVEN CITY · JLT1 / 2Seven Tides · JLT
DISTRESS DEAL: 3-BR IN GOLF VIEWS SEVEN CITY
- Unit
- 3-BR
- Size
- 1,521 sq.ft
- Developer
- Seven Tides
- Handover
- Q2 2028
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.
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The numbers
Payment breakdown
- Payment to sellerAED 1,109,812
- DLD Transfer fee 4% + 40 AEDAED 63,440
- DLD Registration Trustee fee + 5%VATAED 5,250
- Buyer's agent commission 2% + 5%VATAED 33,285
- Total on transferAED 1,211,787
- After 6 monthsAED 158,396
- After 12 monthsAED 158,396
- On HandoverAED 158,396
- Total remaining payment planAED 475,188
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Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
Golf Views Seven City is located in Cluster Z of Jumeirah Lakes Towers (JLT), a well-established mixed-use community in Dubai. JLT is known for its accessibility and connectivity, with Sheikh Zayed Road and the Dubai Metro providing direct links to key business and leisure districts such as Dubai Marina, JBR, and Downtown Dubai. The area is served by two metro stations—DMCC and Sobha Realty—both within practical reach for residents. Taxis and ride-hailing services are readily available, and the internal road network supports efficient movement within the cluster. For investors, this location appeals to a broad tenant pool, including professionals working in nearby business hubs, families seeking community amenities, and those valuing proximity to both the city and leisure destinations. The lake view and mid-level positioning further enhance the unit’s appeal for future tenants or end-users.
AMENITIES & SURROUNDING
Golf Views Seven City is a 27-storey mixed-use development by Seven Tides, featuring approximately 2,617 apartments, a 78-room hotel, restaurants, retail outlets, and a three-screen cinema. The project includes 12 Sky Gardens, a hypermarket, and 49 retail shops, creating a self-contained environment for residents. Residents will have access to swimming pools, fitness facilities, landscaped communal areas, and children’s play zones. The wider JLT district offers parks, lakeside promenades, supermarkets, cafes, schools, and healthcare facilities. The development’s scale and amenity mix are designed to support both short- and long-term living, with infrastructure already mature in the surrounding area. This supports demand from a diverse resident base and underpins the project’s long-term viability as a rental or resale asset.
MARKET
At AED 1,042 per sq.ft, this unit is priced above the most recent 3-bedroom transaction in the project (AED 979 per sq.ft in May 2026), but the distress discount is measured against the original developer price, not secondary market trades. JLT remains one of Dubai’s most liquid and rent-friendly districts, with consistent demand for mid-sized and larger apartments from both expatriate families and young professionals. The off-plan status introduces construction and handover risk, especially given the project’s revised completion timeline (now Q2 2028). However, the payment plan structure reduces upfront capital exposure and may appeal to buyers seeking staged entry. The main underwriting considerations are the project’s delivery track record, the scale of supply at handover, and ongoing service charges. Rental yields in JLT for completed stock have historically ranged from mid to high single digits, but investors should be cautious about projecting aggressive returns until the project is operational and the post-handover market is clearer.
CONCLUSION
This distress deal offers a discounted entry into a large-format, off-plan apartment in one of Dubai’s most established mixed-use communities. The pricing is visibly below the original developer level, and the payment plan structure allows for capital management over the next two years. The main risks are construction timing, project delivery, and the potential for supply-driven competition at handover. For investors comfortable with these factors, the case is a straightforward play on JLT’s ongoing rental and resale demand, with the added benefit of a staged payment schedule. This unit is best suited to buyers seeking exposure to a mature, amenity-rich district with strong connectivity, and who are prepared to underwrite the project’s completion and operational performance. The discount is real, but so are the risks—making this a balanced, value-driven opportunity for disciplined investors.
Location
GOLF VIEWS SEVEN CITY — JLT, Dubai
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 3-BR IN GOLF VIEWS SEVEN CITY 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.
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