This is a 3-bedroom apartment opportunity in Palm Beach - Tower 2, developed by Nakheel, located on the iconic Palm Jumeirah. The property spans 2,738 sq.ft and is positioned on a high floor (27-31), offering panoramic views towards Downtown Dubai and the Burj Al Arab. The asking price is AED 7,950,000, which represents an 11.5% discount compared to the original price plus DLD fees (reference price AED 8,984,352). This equates to approximately AED 2,904 per square foot, positioning it attractively within the current market for premium Palm Jumeirah residences. The handover is scheduled for Q4 2026, allowing investors to secure a significant unit in a landmark project with a clear timeline to completion. The payment structure includes AED 5,012,272 due on transfer and a remaining payment plan of AED 3,455,520, bringing the total buyer cost to AED 8,467,792. This deal presents a compelling case for investors seeking value in a high-demand waterfront location, with the added benefit of a substantial upfront discount and a flexible payment schedule.
PALM BEACH - TOWER 2 · Palm Jumeirah1 / 2Nakheel · Palm Jumeirah
DISTRESS DEAL: 3-BR IN PALM BEACH - TOWER 2
- Unit
- 3-BR
- Size
- 2738 sq.ft
- Developer
- Nakheel
- Handover
- Q4 2026
The discount is measured against the original price + DLD recorded for this unit, not against a valuation.
Available when we last checked on 17 September 2026. The asking price shown is the one published when the listing was added on 7 July 2026, 72 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.
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The numbers
Payment breakdown
- Payment to sellerAED 4,494,480
- DLD Transfer fee (4% of OP + 40 AED)AED 345,592
- DLD Registration Trustee fee + 5%VATAED 5,250
- Buyer's agent comission 2% + 5%VATAED 166,950
- Total on transferAED 5,012,272
- On HandoverAED 3,455,520
- Total remaining payment planAED 3,455,520
Ask us to walk through this schedule, or to confirm the current balance with the developer before terms are agreed.
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Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
Palm Beach Towers is strategically located at the base of Palm Jumeirah, one of Dubai’s most recognised and sought-after addresses. The development sits directly above the Palm Monorail station, providing residents with seamless public transport connectivity to the rest of the Palm and mainland Dubai. Sheikh Zayed Road is easily accessible, placing Dubai Marina, Downtown, and the city’s major business districts within a short drive. The location offers direct access to the trunk of the Palm, facilitating convenient entry and exit, which is a notable advantage for both residents and tenants. For international investors or those targeting the rental market, proximity to Dubai International Airport and Al Maktoum International Airport via major highways further enhances the property’s appeal. The area is well-served by taxis and ride-hailing services, and the monorail links directly to the Dubai Tram and Metro networks, supporting both daily commuting and leisure travel.
AMENITIES & SURROUNDING
Palm Beach Towers is designed as a multi-building complex with a strong focus on lifestyle and convenience. Residents benefit from a comprehensive suite of amenities, including a private beach, infinity swimming pool, landscaped podium deck, and a dedicated residents’ lounge. The development features a state-of-the-art gym, yoga area, spa, and indoor play areas for children. Outdoor spaces include a jogging track, barbecue areas, and multi-purpose sports courts. The podium level houses 8,600 sq.ft of retail space, offering cafes, shops, and essential services within the complex. A 14-storey parking structure provides ample parking for residents and guests. The wider Palm Jumeirah area is home to a range of five-star hotels, fine dining, and leisure attractions, all within easy reach. The project’s integration with the monorail station further enhances access to the Palm’s beaches, parks, and entertainment venues.
MARKET
Palm Jumeirah remains one of Dubai’s most resilient and in-demand residential markets, particularly for waterfront apartments with strong amenity offerings. Recent transactions in Palm Beach Towers indicate a price range of AED 3,287 per sq.ft for one-bedroom units, suggesting that this 3-bedroom apartment at AED 2,904 per sq.ft is competitively positioned. The combination of a high-floor location, established developer, and a clear handover timeline supports both rentability and future liquidity. Buyer profiles typically include end-users seeking a primary or secondary residence, as well as investors targeting short- and long-term rental yields. Risk factors to consider include the broader volatility of Dubai’s off-plan market and the project’s history of construction delays, though the current main contractor is established and the revised handover date is approaching. The payment plan structure may also appeal to buyers seeking staged capital deployment rather than full upfront commitment.
CONCLUSION
This 3-bedroom apartment in Palm Beach - Tower 2 offers a balanced investment case for those seeking exposure to Dubai’s prime waterfront segment. The 11.5% discount to original price, combined with a flexible payment plan and a high-specification building, provides a clear value proposition. The location at the base of Palm Jumeirah, with direct transport links and access to a full suite of amenities, enhances both end-user and tenant appeal. While investors should remain mindful of the typical risks associated with off-plan acquisitions, including potential delays and market fluctuations, the fundamentals of this deal are supported by current transaction data and the ongoing demand for premium Palm Jumeirah residences. For investors seeking a blend of capital appreciation potential and rental income in a landmark Dubai address, this opportunity merits serious consideration.
Location
PALM BEACH - TOWER 2 — Palm Jumeirah, Dubai
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 3-BR IN PALM BEACH - TOWER 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 72 days old when we last checked this listing on 17 September 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.
As stated on this listing. Rent cannot start before handover, so on an incomplete unit the early years of the schedule below are holding cost only.
Set service charge, maintenance & management, vacancy allowance above to see cash back — until then this figure would be assuming zero for them.
ROI and IRR are calculated on this figure: the price plus every cost of getting the keys.
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.
Cash-flow schedule — the 5-year figures the IRR is solved from (incomplete, see note)
| Year | Net operating income | Sale proceeds, net | Net cash flow |
|---|---|---|---|
| 0 · today | — | — | −AED 8,434,950 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 7,783,050 | AED 7,783,050 |
| Years 1–5 | AED 0 | AED 7,783,050 | AED 7,783,050 |
| Less the year-0 outflow of AED 8,434,950 → total profit | −AED 651,900 | ||
Exit at year 5: illustrative sale price AED 7,950,000 less selling costs AED 166,950 = AED 7,783,050 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.
Sensitivity — the same purchase at −5% to +5% exit growth
| Exit growth | Exit price | Total profit | ROI | IRR |
|---|---|---|---|---|
| −5% p.a. | AED 6.15M | — | — | — |
| −3% p.a. | AED 6.83M | — | — | — |
| 0% p.a.your figure | AED 7.95M | — | — | — |
| 3% p.a. | AED 9.22M | — | — | — |
| 5% p.a. | AED 10.1M | — | — | — |
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.
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.
Email my results
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.
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