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 1 August 2026, 2 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 3,525,000 |
| Payment to seller | AED 2,031,445 |
| DLD Transfer fee 4% + 40 AED | AED 141,040 |
| DLD Registration Trustee fee + 5%VAT | AED 5,250 |
| Buyer's agent comission 2% + 5%VAT | AED 74,025 |
| 40% Construction | AED 373,389 |
| 60% Construction | AED 373,389 |
| 80% Construction | AED 373,389 |
| On Handover | AED 373,388 |
| Total on Transfer | AED 2,251,760 |
| Total remaining Payment Plan | AED 1,493,555 |
| TOTAL COST FOR BUYER | AED 3,745,315 |
Layout
Distress Deal
This is a 3-bedroom apartment in Ocean Star – Building 2, developed by Emaar within the sought-after Rashid Yachts & Marina master community. The apartment spans 1,619 sq.ft and is offered at an asking price of AED 3,525,000, which is 9.2% below the original reference price of AED 3,883,244. This translates to a price per square foot of AED 2,177, positioning it attractively against recent transactions in the building. The immediate investment thesis is clear: this is a distress deal offering a meaningful entry discount in a flagship waterfront development by one of Dubai’s most established developers. With handover scheduled for July 2028 and a payment plan in place, this property presents a compelling opportunity for investors seeking value and future capital appreciation in a prime marina setting.
Ocean Star is located within Rashid Yachts & Marina, a master-planned waterfront district in Bur Dubai, adjacent to Port Rashid. The area is designed to offer seamless connectivity to key parts of the city. Residents benefit from direct road links to Sheikh Rashid Road and Al Mina Road, providing efficient access to Downtown Dubai, DIFC, and Dubai International Airport, all typically reachable within 15–20 minutes by car. The wider Bur Dubai area is well-served by public transport, with bus routes and taxi services readily available. The marina itself is positioned to become a new hub for leisure boating and yachting, further enhancing the lifestyle and connectivity appeal of the location. The proximity to established neighbourhoods such as Jumeirah and the historic Al Fahidi district adds further depth to the area’s appeal for both residents and visitors.
Ocean Star is conceived as a modern, low-rise residential complex with a strong emphasis on waterfront living. The project features landscaped gardens, a signature canal pool, and a range of outdoor leisure spaces. Residents have access to a gymnasium, swimming pools, a tennis court, and outdoor fitness facilities. There are dedicated barbecue areas, community parks, and an outdoor games area, supporting a family-friendly environment. The development also integrates retail and dining options at podium level, ensuring daily conveniences are close at hand. The surrounding Rashid Yachts & Marina district is planned as a vibrant mixed-use community, with future phases expected to add further retail, dining, and leisure infrastructure. The architectural design of Ocean Star blends modern lines with classic touches, and apartments benefit from private balconies with community or canal views, ample storage, and contemporary finishes.
From an investment perspective, Ocean Star – Building 2 has seen recent transactions for similar 3-bedroom units in the AED 3.53–3.66 million range, with price per square foot between AED 2,185 and AED 2,265. The current asking price of AED 3,525,000 (AED 2,177 per sq.ft) is below both the original price and recent transaction benchmarks, suggesting a favourable entry point. Emaar’s track record and the phased development of Rashid Yachts & Marina support the case for future capital appreciation as the area matures. The buyer profile is likely to include both end-users seeking waterfront living and investors targeting rental yields, given the appeal of the marina lifestyle and proximity to central Dubai. Liquidity in this segment is supported by the developer’s reputation and the growing popularity of waterfront communities. Potential risks include the long lead time to handover (July 2028) and the reliance on the successful delivery of the wider masterplan, which is still under phased development. However, the payment plan structure may help mitigate holding costs during the construction phase.
This 3-bedroom apartment in Ocean Star – Building 2 offers a discounted entry into one of Dubai’s most ambitious waterfront masterplans. The combination of a below-market price, reputable developer, and strong amenity offering creates a balanced investment case. While the off-plan nature and multi-year handover horizon introduce some risk, the payment structure and the area’s long-term potential provide meaningful upside. For investors seeking exposure to Dubai’s evolving marina districts, this deal represents a pragmatic opportunity to secure a well-sized unit in a project with both lifestyle and capital growth appeal. As always, careful consideration of market cycles and ongoing area development is recommended, but the fundamentals here are aligned with current investor demand for quality, value, and future-proofed locations.
Illustrative model
Set your own assumptions and see how DISTRESS DEAL: 3-BR IN OCEAN STAR - BUILDING 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 2 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.
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 3,740,025 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 3,450,975 | AED 3,450,975 |
| Years 1–5 | AED 0 | AED 3,450,975 | AED 3,450,975 |
| Less the year-0 outflow of AED 3,740,025 → total profit | −AED 289,050 | ||
Exit at year 5: illustrative sale price AED 3,525,000 less selling costs AED 74,025 = AED 3,450,975 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 2.73M | — | — | — |
| −3% p.a. | AED 3.03M | — | — | — |
| 0% p.a.your figure | AED 3.52M | — | — | — |
| 3% p.a. | AED 4.09M | — | — | — |
| 5% p.a. | AED 4.50M | — | — | — |
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.
OCEAN STAR - BUILDING 2 — Rashid Yachts & Marina, Dubai
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