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 7 July 2026, 27 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 7,950,000 |
| Payment to seller | AED 4,494,480 |
| DLD Transfer fee 4% + 40 AED | AED 318,040 |
| DLD Registration Trustee fee + 5%VAT | AED 5,250 |
| Buyer's agent comission 2% + 5%VAT | AED 166,950 |
| On Handover | AED 3,455,520 |
| Total on Transfer | AED 4,984,720 |
| Total remaining Payment Plan | AED 3,455,520 |
| TOTAL COST FOR BUYER | AED 8,440,240 |
Photography
Distress Deal
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 4,984,720 due on transfer and a remaining payment plan of AED 3,455,520, bringing the total buyer cost to AED 8,440,240. 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 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.
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.
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.
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.
Illustrative model
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 27 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.
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.
Cash back is below cash out on these assumptions: over the whole hold this purchase returns less than it costs. Read the sensitivity table before drawing a conclusion.
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.
| Year | Net operating income | Sale proceeds, net | Net cash flow |
|---|---|---|---|
| 0 · today | — | — | −AED 8,444,950 |
| 1 | −AED 49,284 | — | −AED 49,284 |
| 2 | −AED 49,284 | — | −AED 49,284 |
| 3 | −AED 49,284 | — | −AED 49,284 |
| 4 | −AED 49,284 | — | −AED 49,284 |
| 5 | −AED 49,284 | AED 7,783,050 | AED 7,733,766 |
| Years 1–5 | −AED 246,420 | AED 7,783,050 | AED 7,536,630 |
| Less the year-0 outflow of AED 8,444,950 → total profit | −AED 908,320 | ||
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.
| Exit growth | Exit price | Total profit | ROI | IRR |
|---|---|---|---|---|
| −5% p.a. | AED 6.15M | −AED 2.67M | — | — |
| −3% p.a. | AED 6.83M | −AED 2.01M | — | — |
| 0% p.a.your figure | AED 7.95M | −AED 908k | — | — |
| 3% p.a. | AED 9.22M | AED 331k | — | — |
| 5% p.a. | AED 10.1M | AED 1.24M | — | — |
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.
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 Realty is a trading brand; the RERA-licensed entity is The Luxury Real Estate Brokers LLC.
PALM BEACH - TOWER 2 — Palm Jumeirah, Dubai
