Distress Deal
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The numbers
| UNIT PRICE | AED 9,524,300 |
| Payment to seller | AED 5,491,950 |
| DLD Transfer fee 4% + 40 AED | AED 381,012 |
| DLD Registration Trustee fee + 5%VAT | AED 5,250 |
| Buyer's agent comission 2% + 5%VAT | AED 200,010 |
| 15.12.2026 | AED 1,152,100 |
| On Handover (15.08.2028) | AED 2,880,250 |
| Total on Transfer | AED 6,078,222 |
| Total remaining Payment Plan | AED 4,032,350 |
| TOTAL COST FOR BUYER | AED 10,110,572 |
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Distress Deal
This is a significant opportunity to acquire a spacious three-bedroom apartment in Verve - Tower B, part of the highly anticipated City Walk development by Meraas. The apartment spans 3,484 sq.ft and is positioned on a high floor (between levels 13 and 20), offering a full Burj Khalifa view and a generous balcony. The current asking price is AED 9,524,300, which represents a 20.4% discount compared to the original price of AED 11,960,000 (inclusive of DLD fees). This equates to AED 2,734 per square foot, notably below recent transaction levels for smaller units in the same tower. The payment structure is split between AED 6,078,222 due on transfer and AED 4,032,350 on a remaining payment plan, with a total buyer cost of AED 10,110,572. Handover is scheduled for Q1 2028, providing a clear timeline for investors seeking a mid-term horizon. The deal thesis is straightforward: a substantial discount in a prime, under-construction asset with a clear handover date and a payment plan, in a location with proven demand and robust infrastructure.
City Walk is a central Dubai destination, strategically situated in Al Wasl and well-connected to the city’s main business and leisure districts. The development is easily accessible from Sheikh Zayed Road and Jumeirah Street, placing Downtown Dubai, DIFC, and Business Bay within a short drive. Public transport options include proximity to the Dubai Metro (Burj Khalifa/Dubai Mall and Business Bay stations), as well as multiple bus routes serving the area. The location is pedestrian-friendly, with landscaped walkways and direct access to the City Walk retail and dining precinct. Dubai International Airport is approximately 15 minutes by car, making this a convenient base for residents and tenants with frequent travel needs.
Verve at City Walk is designed as a multi-building complex with a strong focus on lifestyle and community. Residents benefit from a comprehensive suite of amenities, including a lagoon pool, wellness garden, outdoor gymnasium, jogging trails, and community parks. The development features double-height lobbies, co-working spaces, and meeting lounges with private outdoor courtyards, catering to both leisure and business needs. Family-friendly facilities such as children’s play areas, nurseries, and a clubhouse are integrated into the master plan. The podium level connects the towers and hosts an exclusive retail hub, with a curated mix of shops, cafes, and services. The wider City Walk district offers additional retail, dining, and entertainment options, as well as schools, mosques, and sports facilities, all within walking distance. The landscaped drop-off area and water features enhance the arrival experience, while large balconies and floor-to-ceiling windows maximise natural light and views.
The Dubai off-plan market has shown resilience, particularly in prime locations with established developer reputations. Meraas projects, and City Walk in particular, have attracted both end-users and investors seeking a blend of urban living and long-term capital appreciation. Recent transactions in Verve - Tower B indicate smaller one-bedroom units trading at AED 3,038 to AED 3,120 per square foot, underlining the value proposition of this larger three-bedroom unit at AED 2,734 per square foot. The area is popular with professionals, families, and international tenants, supporting strong rental demand and liquidity. The handover timeline (Q1 2028) aligns with anticipated population growth and infrastructure enhancements in central Dubai. As with any off-plan purchase, investors should consider construction risk and market volatility, but the significant discount to original price provides a buffer against short-term fluctuations. The payment plan structure also allows for capital management flexibility during the construction phase.
For investors seeking exposure to Dubai’s central residential market, this three-bedroom apartment in Verve - Tower B offers a compelling balance of size, location, and pricing. The 20.4% discount to original price, combined with a payment plan and a clear handover date, creates a straightforward investment case. The project’s amenities, connectivity, and developer pedigree support both rental and resale prospects. While off-plan investments carry inherent risks, the pricing and positioning of this unit provide a margin of safety relative to recent market benchmarks. This opportunity is well-suited to buyers looking for a mid-term hold in a sought-after urban setting, with the potential for both yield and capital appreciation as City Walk continues to mature.
Illustrative model
Set your own assumptions and see how DISTRESS DEAL: 3-BR IN VERVE - TOWER B behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.
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 10,115,282 |
| 1 | −AED 62,712 | — | −AED 62,712 |
| 2 | −AED 62,712 | — | −AED 62,712 |
| 3 | −AED 62,712 | — | −AED 62,712 |
| 4 | −AED 62,712 | — | −AED 62,712 |
| 5 | −AED 62,712 | AED 9,324,290 | AED 9,261,578 |
| Years 1–5 | −AED 313,560 | AED 9,324,290 | AED 9,010,730 |
| Less the year-0 outflow of AED 10,115,282 → total profit | −AED 1,104,553 | ||
Exit at year 5: illustrative sale price AED 9,524,300 less selling costs AED 200,010 = AED 9,324,290 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 7.37M | −AED 3.21M | — | — |
| −3% p.a. | AED 8.18M | −AED 2.42M | — | — |
| 0% p.a.your figure | AED 9.52M | −AED 1.10M | — | — |
| 3% p.a. | AED 11M | AED 381k | — | — |
| 5% p.a. | AED 12.2M | AED 1.47M | — | — |
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.
