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 5,100,000, which stands at 10.5% below the prevailing market reference of AED 5,700,000. This equates to AED 3,380 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 5,416,390 (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 · Downtown DubaiEmaar · Downtown Dubai
DISTRESS DEAL: 3-BR + Maid's IN ACT TWO
- Unit
- 3-BR + Maid's
- Size
- 1509 sq.ft
- Developer
- Emaar
The discount is measured against the market price recorded for this unit, not against a valuation.
This unit has sold. The page is kept as a record of a deal we transacted. Every figure on it — the asking price, the discount to original price and the payment schedule — is the position as listed on 23 July 2026 and is historic. It is not an indication of what the same unit, or a comparable one, would cost today.
On this page
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The numbers
Payment breakdown
- Payment to sellerAED 5,100,000
- DLD Transfer fee 4% + 40 AEDAED 204,040
- DLD Registration Trustee fee + 5%VATAED 5,250
- Buyer's agent comission 2% + 5%VATAED 107,100
- Total on transferAED 5,416,390
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Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
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.
AMENITIES & SURROUNDING
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.
MARKET
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 sits above that recent-transaction range, while remaining below the market reference of AED 5,700,000. 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.
CONCLUSION
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 10.5% 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.
Location
ACT TWO — Downtown Dubai
Illustrative model
Scenario modeller
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.
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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