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 23 July 2026, 11 days before that check, and it is not re-checked against the market automatically. Confirm availability and price with us before you act on it.
On this page
The numbers
| UNIT PRICE | AED 4,850,000 |
| Payment to seller | AED 4,850,000 |
| DLD Transfer fee 4% + 40 AED | AED 194,040 |
| DLD Registration Trustee fee + 5%VAT | AED 5,250 |
| Buyer's agent comission 2% + 5%VAT | AED 101,850 |
| Total on Transfer | AED 5,151,140 |
| Total remaining Payment Plan | AED 0 |
| TOTAL COST FOR BUYER | AED 5,151,140 |
Photography
Distress Deal
This is a ready, fully furnished three-bedroom plus maid’s apartment in Act Two, a completed Emaar development in Downtown Dubai’s Opera District. The property spans 1,509 sq.ft and is positioned on a high floor (24-30), offering direct Burj Khalifa views and a balcony. The current asking price is AED 4,850,000, which stands at 14.9% below the prevailing market reference of AED 5,700,000. This equates to AED 3,214 per square foot, notably undercutting recent transaction benchmarks in the building and wider Downtown Dubai area. With no outstanding payment plan and a total buyer cost of AED 5,151,140 (including transfer), this listing presents an immediate, straightforward acquisition opportunity. The deal thesis is clear: a high-spec, ready unit in a prime tower, available at a substantial discount to both recent sales and current listings, in a segment where supply is typically constrained.
Act Two is situated in the heart of Downtown Dubai’s Opera District, directly on Sheikh Mohammed bin Rashid Boulevard. This location places residents within walking distance of Dubai Opera, the Burj Khalifa, and Dubai Mall, as well as a broad range of restaurants, cafes, and cultural venues. The area is well-served by public transport, with the Burj Khalifa/Dubai Mall Metro Station less than 10 minutes away on foot, and multiple bus routes operating along the Boulevard. Sheikh Zayed Road is easily accessible by car, providing direct links to the wider city and Dubai International Airport. For investors, the centrality and connectivity of this address underpin both rental demand and long-term capital preservation.
Residents of Act Two benefit from a comprehensive suite of amenities consistent with Emaar’s flagship developments. The building features a modern, well-equipped gymnasium, temperature-controlled swimming pool, children’s play area, multipurpose rooms, and landscaped podium gardens. There is 24-hour concierge and security, as well as secure basement parking across four levels. The Opera District itself is designed for walkability, with shaded promenades, public art, and direct access to the cultural attractions of Downtown. Retail and dining options are abundant at ground level and in the immediate vicinity, while the proximity to Dubai Mall ensures access to world-class shopping and entertainment. The area’s infrastructure is mature, with established utilities, public spaces, and ongoing investment in public realm improvements.
The Downtown Dubai apartment market has demonstrated resilience, with high occupancy rates and sustained rental demand for well-located, ready units. Recent transactions in Act Towers indicate per-square-foot prices typically ranging from AED 2,600 to AED 3,200 for one- and three-bedroom units, with larger, high-floor apartments commanding a premium—especially those with Burj Khalifa views. The current asking price for this unit is at the lower end of this spectrum, offering a tangible entry discount. Buyer profiles in this segment are typically a mix of end-users seeking a central address and investors targeting short- and long-term rental yields. Liquidity for ready, well-presented units in this location remains robust, although the market is sensitive to broader macroeconomic trends and shifts in supply pipeline. Key risk points include potential increases in service charges and the impact of new project launches in the area, though Act Towers’ status as the final residential project in the Opera District masterplan may help insulate values.
For investors seeking immediate exposure to Downtown Dubai’s core residential market, this Act Two apartment offers a compelling proposition. The combination of a ready, fully furnished, high-floor unit with Burj Khalifa views and a 14.9% discount to market reference creates a strong value case. The building’s amenities, central location, and connectivity support both rental and resale prospects, while the absence of a remaining payment plan simplifies the acquisition process. While all investments carry inherent risks—particularly in a dynamic market—this listing’s pricing, specification, and address position it as a practical, defensible choice for capital deployment in Dubai’s prime district. The opportunity is best suited to buyers who value immediate possession, centrality, and a clear discount to current market norms, with the potential for both yield and capital appreciation over the medium term.
Illustrative model
Set your own assumptions and see how DISTRESS DEAL: 3-BR + Maid's IN ACT TWO 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 11 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.
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.
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 5,155,850 |
| 1 | −AED 27,162 | — | −AED 27,162 |
| 2 | −AED 27,162 | — | −AED 27,162 |
| 3 | −AED 27,162 | — | −AED 27,162 |
| 4 | −AED 27,162 | — | −AED 27,162 |
| 5 | −AED 27,162 | AED 4,748,150 | AED 4,720,988 |
| Years 1–5 | −AED 135,810 | AED 4,748,150 | AED 4,612,340 |
| Less the year-0 outflow of AED 5,155,850 → total profit | −AED 543,510 | ||
Exit at year 5: illustrative sale price AED 4,850,000 less selling costs AED 101,850 = AED 4,748,150 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 3.75M | −AED 1.62M | — | — |
| −3% p.a. | AED 4.16M | −AED 1.21M | — | — |
| 0% p.a.your figure | AED 4.85M | −AED 544k | — | — |
| 3% p.a. | AED 5.62M | AED 213k | — | — |
| 5% p.a. | AED 6.19M | AED 768k | — | — |
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.
ACT TWO — Downtown Dubai
