This 3-bedroom apartment in Thyme at Central Park, City Walk, is offered as a distress deal at AED 6,200,000, reflecting an 11.5% discount from the original price of AED 7,004,000. The unit spans 2,005 sq.ft, resulting in an entry basis of AED 3,092 per sq.ft. The apartment is positioned on a mid-level floor, with park and Burj Khalifa views, and includes a balcony. The building is complete and the unit is ready. A significant portion of the price is settled on transfer, with the balance paid under the payment plan. 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 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 · City WalkMeraas · City Walk
DISTRESS DEAL: 3-BR IN THYME
- Unit
- 3-BR
- Size
- 2,005 sq.ft
- Developer
- Meraas
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 15 March 2026, 186 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.
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The numbers
Payment breakdown
- Payment to sellerAED 4,179,500
- DLD Transfer fee (4% of OP + 40 AED)AED 269,425
- DLD Registration Trustee fee + 5% VATAED 5,250
- Buyer's agent commission 2% + 5% VATAED 130,200
- Total on transferAED 4,584,375
- On HandoverAED 2,020,500
- Total remaining payment planAED 2,020,500
Ask us to walk through this schedule, or to confirm the current balance with the developer before terms are agreed.
Ask about these termsLayout
Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
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.
AMENITIES & SURROUNDING
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.
MARKET
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 point is 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.
CONCLUSION
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 reduces the capital outlay on transfer. Key considerations include service charges typical of amenity-rich developments. For buyers seeking a completed unit, 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 future supply is advised before commitment.
Location
THYME — City Walk, Dubai
Illustrative model
Scenario modeller
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 186 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.
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 6,578,200 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 6,069,800 | AED 6,069,800 |
| Years 1–5 | AED 0 | AED 6,069,800 | AED 6,069,800 |
| Less the year-0 outflow of AED 6,578,200 → total profit | −AED 508,400 | ||
Exit at year 5: illustrative sale price AED 6,200,000 less selling costs AED 130,200 = AED 6,069,800 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 4.80M | — | — | — |
| −3% p.a. | AED 5.32M | — | — | — |
| 0% p.a.your figure | AED 6.20M | — | — | — |
| 3% p.a. | AED 7.19M | — | — | — |
| 5% p.a. | AED 7.91M | — | — | — |
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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