This 3-bedroom plus maid's apartment in Albero, Creek Harbour, is presented as a distress deal at AED 4,000,000. The original price, including DLD fees, was AED 4,888,000, so the current offer reflects an AED 888,000 reduction—an 18.2% discount to the reference price. The unit spans 1,848 sq.ft, setting the entry basis at approximately AED 2,165 per sq.ft. This is a corner apartment, positioned on a high floor (between levels 45 and 55), with community and golf views and a balcony. The completion is scheduled for Q3 2029, so the investment thesis is forward-looking: the buyer secures a significant discount on a future Emaar handover, with a structured payment plan that staggers outlays until completion. The immediate case is for an investor seeking below-market entry into a new Creek Harbour project, with the potential to benefit from area growth and Emaar’s delivery track record.
ALBERO · Creek Harbour1 / 2Emaar · Creek Harbour
DISTRESS DEAL: 3-BR + Maid's IN ALBERO
- Unit
- 3-BR + Maid's
- Size
- 1,848 sq.ft
- Developer
- Emaar
- Handover
- Q3 2029
The discount is measured against the original price + DLD recorded for this unit, not against a valuation.
This unit has sold. The page is kept as a record. Every figure on it — the asking price, the discount to original price and the payment schedule — is the position as listed on 9 June 2026 and is historic. It is not an indication of what the same unit, or a comparable one, would cost today.
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The numbers
Payment breakdown
- Payment to sellerAED 771,679
- DLD Transfer fee 4% + 40 AEDAED 160,040
- DLD Registration Trustee fee + 5%VATAED 5,250
- Buyer's agent comission 2% + 5%VATAED 84,000
- Total on transferAED 1,020,969
- 5-JUN-2026AED 461 189
- 7-MAR-2027AED 461 189
- 27-NOV-2027AED 461 189
- 1-MAY-2028AED 461 189
- 7-DEC-2028AED 461 189
- On Handover (30-SEP-2029)AED 922 376
- Total remaining payment planAED 3,228,321
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Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
Albero is located within Dubai Creek Harbour, a master-planned waterfront district positioned between Downtown Dubai and Dubai International Airport. The area is designed for accessibility, with direct road links to Ras Al Khor Road and easy access to Sheikh Zayed Road. Public transport options are expanding, with future metro connectivity planned as the district matures. For now, private vehicles, taxis and ride-hailing services form the primary transport layer. The proximity to Downtown and the airport supports both end-user and rental demand, particularly among professionals and families seeking a balance between city access and waterfront living. The wider Creek Harbour area is still in a growth phase, but infrastructure is progressing, and the district is positioned as a new urban centre with increasing connectivity over the next five years.
AMENITIES & SURROUNDING
Albero is part of an Emaar-led development, which typically means a focus on integrated amenities and community infrastructure. Residents can expect access to landscaped podium gardens, swimming pools, fitness centres, children’s play areas, and multi-purpose rooms. The building is designed with contemporary finishes and communal spaces that support both privacy and social interaction. The wider Creek Harbour district features waterfront promenades, retail and dining outlets, parks, and planned cultural attractions. As the area develops, additional amenities such as schools, healthcare facilities, and leisure destinations are expected to come online, further enhancing the liveability and appeal of the location. The immediate surroundings are characterised by ongoing construction, but the long-term vision is a vibrant, mixed-use community with a strong residential and lifestyle offering.
MARKET
At AED 2,165 per sq.ft, this apartment is priced below the typical launch and resale levels for comparable Emaar projects in Creek Harbour, especially for high-floor, corner layouts with views. The 18.2% discount to the original price provides a buffer against market volatility and future supply risk. The payment plan structure, with a significant portion due on handover in 2029, supports capital management and may appeal to buyers seeking to spread exposure over time. The main investor profile is likely to be those comfortable with off-plan risk and seeking capital appreciation as the district matures. Rentability will depend on the pace of area completion and the eventual tenant mix, but Emaar’s track record and the district’s positioning as a new urban hub support the long-term case. Risks include construction timelines, future supply from ongoing launches, and the need for the area’s infrastructure and amenities to reach maturity by handover.
CONCLUSION
This deal is best suited to investors who are comfortable with a forward-looking position in a major Emaar master community. The pricing is visibly below the original reference, and the payment plan allows for staged exposure rather than a single upfront commitment. The corner, high-floor layout with community and golf views adds to the appeal, particularly for future resale or rental positioning. The main considerations are the timeline to handover and the pace of area development, both of which should be factored into any underwriting. For those seeking a discounted entry into a new Creek Harbour address, with the backing of a recognised developer and a structured payment schedule, this apartment offers a balanced risk-reward profile. The discount is meaningful, provided the buyer is comfortable with the off-plan horizon and the evolving nature of the district over the next five years.
Location
ALBERO — Creek Harbour, Dubai
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 3-BR + Maid's IN ALBERO behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.
Enter the asking price to run the model.
Every figure recalculates as you type. Use the price you are considering.
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.
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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