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 15 March 2026, 141 days before that check, and it is not re-checked against the market automatically. A listing this old should be treated as indicative — confirm with us that it is still available and still at this price before you act on it.
On this page
The numbers
| UNIT PRICE | AED 6,550,000 |
| 1. Payment to seller | AED 4,529,500 |
| 2. DLD Transfer fee 4% + 40 AED | AED 262,040 |
| 3. DLD Registration Trustee fee + 5% VAT | AED 5,250 |
| 4. Buyer's agent commission 2% + 5% VAT | AED 137,550 |
| On Handover | AED 2,020,500 |
| Total on Transfer | AED 4,934,340 |
| Total remaining Payment Plan | AED 2,020,500 |
| TOTAL COST FOR BUYER | AED 6,954,840 |
Photography
Distress Deal
This 3-bedroom apartment in Thyme at Central Park, City Walk, is offered as a distress deal at AED 6,550,000, reflecting a 6.5% discount from the original price of AED 7,004,000. The unit spans 2,005 sq.ft, resulting in an entry basis of AED 3,267 per sq.ft. The apartment is positioned on a mid-level floor, with park and Burj Khalifa views, and includes a balcony. Handover is scheduled for Q3 2026, and the payment structure allows for a significant portion to be settled on transfer, with the remainder due at handover. The immediate investment thesis is a below-market entry into a Meraas-developed, mid-rise project in one of Dubai’s most established urban lifestyle districts. The buyer is securing a future-ready asset with a clear discount to current off-plan and resale pricing benchmarks in the City Walk corridor, with the added benefit of a flexible payment plan.
Thyme is located within Central Park at City Walk, Al Wasl, placing it in a highly accessible and sought-after urban setting. City Walk is known for its walkable streets, retail, dining, and entertainment options, all integrated into a master-planned environment. The development benefits from direct road connectivity to Sheikh Zayed Road, making Downtown Dubai, DIFC, and Jumeirah Beach easily reachable by car. Public transport options include nearby metro stations (Burj Khalifa/Dubai Mall and Business Bay), as well as extensive taxi and ride-hailing coverage. For residents and tenants, this means daily convenience and strong appeal to professionals, families, and international tenants seeking a central Dubai address with minimal commute times to major business and leisure destinations.
Thyme at Central Park is designed as a mid-rise residential building with a focus on blending city living and green space. Residents will have access to a comprehensive suite of amenities, including a swimming pool, gymnasium, spa and sauna, multi-purpose room, outdoor fitness facilities, kids’ play area, barbecue and picnic pavilions, basketball half-court, dog park, and an events area. The building is enveloped by landscaped parkland, providing a sense of retreat within the city. City Walk’s established infrastructure offers immediate access to supermarkets, cafes, restaurants, boutique retail, and medical facilities. The wider Central Park master plan supports a pedestrian-friendly lifestyle, with shaded walkways and direct access to the park, making it attractive for families and those seeking a balance between urban convenience and outdoor leisure.
At AED 3,267 per sq.ft, this unit is priced below recent off-plan and resale transactions in the City Walk and Central Park area, where comparable new-build apartments have transacted in the range of AED 2,750–3,300 per sq.ft for smaller units, with larger three-bedroom layouts typically commanding a premium due to scarcity and demand from end-users. The Meraas brand and City Walk location attract a mix of investors, end-users, and international buyers, with a strong rental market driven by professionals and families seeking centrality and lifestyle amenities. Liquidity in this segment has remained robust, supported by the area’s reputation and ongoing infrastructure improvements. The primary risk points are construction timeline adherence and the broader market’s absorption of new supply in the City Walk corridor. However, the discount to original price and the staged payment plan mitigate some of the entry risk, offering a buffer against short-term market fluctuations. The unit’s park and Burj Khalifa views further enhance its rentability and resale appeal.
This distress deal in Thyme at Central Park is best suited to investors seeking exposure to a central Dubai address with a visible discount to prevailing market rates. The combination of a reputable developer, established urban location, and comprehensive amenities positions the asset well for both rental and resale strategies. The payment plan structure provides flexibility, reducing capital outlay until handover. Key considerations include monitoring project delivery timelines and factoring in service charges typical of amenity-rich developments. For buyers comfortable with off-plan risk and seeking a mid-2026 handover, this deal offers a pragmatic entry into City Walk’s evolving residential landscape, with the potential for both capital appreciation and rental income as the area continues to mature. The discount is meaningful, but as always, due diligence on building progress and future supply is advised before commitment.
Illustrative model
Set your own assumptions and see how DISTRESS DEAL: 3-BR IN THYME 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 141 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 6,959,550 |
| 1 | −AED 36,090 | — | −AED 36,090 |
| 2 | −AED 36,090 | — | −AED 36,090 |
| 3 | −AED 36,090 | — | −AED 36,090 |
| 4 | −AED 36,090 | — | −AED 36,090 |
| 5 | −AED 36,090 | AED 6,412,450 | AED 6,376,360 |
| Years 1–5 | −AED 180,450 | AED 6,412,450 | AED 6,232,000 |
| Less the year-0 outflow of AED 6,959,550 → total profit | −AED 727,550 | ||
Exit at year 5: illustrative sale price AED 6,550,000 less selling costs AED 137,550 = AED 6,412,450 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 5.07M | −AED 2.18M | — | — |
| −3% p.a. | AED 5.62M | −AED 1.63M | — | — |
| 0% p.a.your figure | AED 6.55M | −AED 728k | — | — |
| 3% p.a. | AED 7.59M | AED 294k | — | — |
| 5% p.a. | AED 8.36M | AED 1.04M | — | — |
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.
THYME — City Walk, Dubai
