This three-bedroom apartment in Sobha Seahaven - Tower C, Dubai Harbour, is offered at AED 7,700,000. The original price plus the 4% DLD fee comes to AED 9,692,623, so the asking price sits AED 1,992,623, or 20.6%, below original price. The unit measures 2,390 sq.ft of total saleable area, which puts the entry basis at AED 3,222 per sq.ft on built-up area, against AED 4,055 per sq.ft on the original price plus DLD. The seller has already paid AED 5,911,448 against the unit, and AED 3,726,942 remains payable to the developer, due on handover. The buyer takes over that balance. The cash required at transfer is AED 2,526,312, well below the headline price, because the seller is deferring half of his own proceeds, AED 1,986,529, and taking it interest-free in two later instalments. The apartment is a Type A corner layout, with Palm view and sea view per Sobha's floor-plan layout. The case rests on two things: a seven-figure reduction against what the first buyer committed, and a floor plate that is scarce in the building.
Sobha Realty · Dubai Harbour
DISTRESS DEAL: 3-BR IN SOBHA SEAHAVEN
- Unit
- 3-BR
- Developer
- Sobha Realty
The discount is measured against the original price + DLD recorded for this unit, not against a valuation.
Available when we last checked. The asking price shown is the one published when the listing was added on 18 September 2026, 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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How this deal is structured
The seller is financing half of his own proceeds
The seller will transfer title and the Oqood to the buyer now, against half of the payment due to him, and take the other half in two instalments of 25% on dates the buyer and seller agree between themselves at any point between transfer and handover. The buyer holds a clean title from day one, and the cash required to get there falls by AED 1,986,529.
- The deferred half carries no interestThe AED 1,986,529 held back is paid in two instalments of AED 993,265 and AED 993,264. No interest is charged on it.
- Title transfers nowTitle and the Oqood pass to the buyer at transfer, against the 50% payment and the transfer costs. The buyer owns the apartment from that day.
- The property is not encumberedNo charge, lien or mortgage is registered against the title under the arrangement, so the buyer is free to resell or to mortgage the apartment.
- No lender, and no credit checkThis is a separate agreement between buyer and seller, independent of the property transfer. It is not a developer payment plan and not a lender facility: there is no credit check, no income verification, no arrangement fee and no approval to wait for.
- The seller carries the default risk, unsecuredHaving taken no security over the property, the seller is accepting the risk of buyer default in order to achieve the sale. That is what the reduced day-one payment is bought with.
The arrangement is the seller’s, to be drawn by a lawyer and notarised. Its terms, its dates and its effect are matters for the buyer’s own lawyer to settle before anything is signed.
The numbers
Payment breakdown
- Payment to seller on transfer — 50%AED 1,986,529
- DLD Transfer fee (4% of OP + 40 AED)AED 372,833
- Trustee Office FeeAED 5,250
- Buyer's Agency Commission (2% + VAT)AED 161,700
- Total on transferAED 2,526,312
- AOD instalment 1 to the seller — 25%AED 993,265
- AOD instalment 2 to the seller — 25%AED 993,264
- On handover, to the developer — SobhaAED 3,726,942
- Total remaining payment planAED 5,713,471
Ask us to walk through this schedule, or to confirm the current balance with the developer before terms are agreed.
Ask about these termsUnit details
- Payment structure
- Title now · balance interest-free by handover
- Property type
- Apartment
- Built-up area
- 2,390 sq.ft
- Bedrooms
- 3, each en-suite
- Layout
- Type A, with powder room and balcony
- View
- Palm and sea, per Sobha's floor-plan layout
- Handover
- Q4 2028
Photography
Gallery
Layout
Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
Dubai Harbour occupies the stretch of coast between Palm Jumeirah and Bluewaters Island, and it is one of the few new waterfront addresses in the city. The immediate setting is the marina and the cruise terminal. Road access runs through King Salman Bin Abdulaziz Al Saud Street onto Sheikh Zayed Road, which places Dubai Marina, Media City and Internet City within a few minutes by car. The district has no metro station of its own, so residents here drive. For an investor the relevant point is that the supply pipeline on this waterfront is finite, which supports both rental depth and resale liquidity.
AMENITIES & SURROUNDING
Tower C is a 57-storey building and one of three towers that together form Sobha Seahaven, alongside Towers A and B. It is laid out with only seven apartments per floor, which keeps corridor traffic low and gives most units more than one aspect. The amenity provision is resort-led: an infinity-edge leisure pool with a pool deck and day beds, a separate children's pool, indoor and outdoor gymnasiums, indoor and outdoor cinema, an indoor games room, and a yoga and meditation zone. Apartments are handed over with large-format porcelain tiling through the main living spaces and a fully fitted kitchen including refrigerator, oven, gas hob and hood, and washer. This particular layout carries an en-suite bathroom to each of the three bedrooms, a separate powder room and a dedicated utility room, which is a practical specification for a family.
MARKET
At AED 3,222 per sq.ft this unit sits below the AED 4,055 per sq.ft that the first buyer's price plus DLD represents, and below the AED 3,900 per sq.ft recorded on the two-bedroom Tower C deal we hold in the same building. A larger floor plate at a lower rate per foot in the same tower is the clearest read available. The risks are the ones that attach to any off-plan purchase at this stage. Handover is Q4 2028 (registered completion date 31 October 2028). There is no rental income before then, and the cash paid at transfer earns no return for the whole of that wait. That cash is AED 2,526,312, against AED 4,512,841 under the all-cash terms this structure replaces, so the amount at risk during the wait has fallen by AED 1,986,529, to 56% of what the deal previously required at transfer. The two seller instalments and the Sobha balance fall due later. Service charges on a tower of this specification will be at the upper end. The buyer pool for three-bedroom apartments above AED 7m is narrower than for one and two-bedroom units. The payment profile partly offsets the timing risk, because a substantial part of the price is already settled by the seller.
CONCLUSION
This deal suits a buyer who wants a large waterfront floor plate at a discount to the original price and is comfortable holding capital without income until handover in Q4 2028. The AED 1,992,623 reduction is measured against the original price plus the 4% DLD fee, which is what the first buyer committed. The structure is the part worth reading closely. AED 2,526,312 falls due at transfer: AED 1,986,529, half of the seller's proceeds, with the DLD transfer fee of AED 372,833, the trustee office fee of AED 5,250 and the buyer's agency commission of AED 161,700. The other half of the seller's proceeds is deferred, interest-free, in two instalments of AED 993,265 and AED 993,264. The total is unchanged at AED 8,239,783, and only the timing of the payments moves. AED 3,726,942 remains payable to Sobha, due on handover. A current statement of account should be obtained from the developer before terms are agreed.
Location
SOBHA SEAHAVEN — Dubai Harbour
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 3-BR IN SOBHA SEAHAVEN 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 is not re-checked against the market automatically — 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.
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 8,169,700 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 7,538,300 | AED 7,538,300 |
| Years 1–5 | AED 0 | AED 7,538,300 | AED 7,538,300 |
| Less the year-0 outflow of AED 8,169,700 → total profit | −AED 631,400 | ||
Exit at year 5: illustrative sale price AED 7,700,000 less selling costs AED 161,700 = AED 7,538,300 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 5.96M | — | — | — |
| −3% p.a. | AED 6.61M | — | — | — |
| 0% p.a.your figure | AED 7.70M | — | — | — |
| 3% p.a. | AED 8.93M | — | — | — |
| 5% p.a. | AED 9.83M | — | — | — |
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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