This three-bedroom apartment with a maid's room in Baystar, Rashid Yachts & Marina, is offered at AED 5,600,000. The source records an original price plus the 4% DLD fee of AED 6,865,964, so the asking figure sits AED 1,265,964, or 18.4%, below original price. The apartment measures 1,700 sq.ft of built-up area, giving an entry basis of AED 3,294 per sq.ft on that built-up area. It occupies the tenth to fifteenth floor band with a full sea aspect and carries a balcony. Handover is stated as Q4 2029 and the developer is Vida. A reduction of over AED 1.25m on a single apartment is exceptional and warrants close examination of the payment profile.
Available
BAYSTAR · Rashid Yachts & Marina
BAYSTAR · Rashid Yachts & MarinaVida · Rashid Yachts & Marina
DISTRESS DEAL: 3-BR + Maid's IN BAYSTAR
Asking priceAED 5,600,000AED 3,294 per sq.ft
Original price + DLDAED 6,865,964
DiscountAED 1,265,96418.4% below original price
- Unit
- 3-BR + Maid's
- Size
- 1,700 sq.ft
- Developer
- Vida
- Handover
- Q4 2029
The discount is measured against the original price + DLD recorded for this unit, not against a valuation.
Available
Listed 6 August 2026Status confirmed 17 September 2026
Available when we last checked on 17 September 2026. The asking price shown is the one published when the listing was added on 6 August 2026, 42 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.
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The numbers
Payment breakdown
Total cost for buyerAED 5,986,966The unit price plus the transfer fees and commission — the whole commitment, not the headline.
Unit priceAED 5,600,000
Fees and commissionAED 386,966
Step 01Due at transferAED 1,365,648Payable when the unit transfers to the buyer.
- Payment to sellerAED 978,682
- DLD Transfer fee (4% of OP + 40 AED)AED 264,116
- Trustee Office FeeAED 5,250
- Buyer's Agency Commission (2% + VAT)AED 117,600
- Total on transferAED 1,365,648
Step 02Payable to Vida after transferAED 4,621,318The balance of the payment plan, which the buyer takes over.
- 20-OCT-2026AED 660,189
- 20-MAY-2027AED 660,189
- 24-NOV-2027AED 660,188
- 04-MAY-2028AED 660,189
- 14-OCT-2028AED 660,187
- On Handover (31-DEC-2029)AED 1,320,376
- Total remaining payment planAED 4,621,318
Ask us to walk through this schedule, or to confirm the current balance with the developer before terms are agreed.
Ask about these termsUnit details
- Property type
- Apartment
- Floor
- (10-15)
- View
- Full Sea
Layout
Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
Rashid Yachts & Marina occupies the Mina Rashid waterfront at the mouth of Dubai Creek, on the strip of land between Port Rashid and the sea. It is the closest new waterfront district to the historic centre of the city: Bur Dubai, Al Fahidi and the creek quarter lie immediately inland, and the Al Mina Road and Sheikh Khalifa Bin Zayed Road corridors connect north-east to Deira and south-west to Jumeirah and Sheikh Zayed Road. Al Ghubaiba and Al Fahidi stations on the metro Green Line serve the quarter behind the district. Dubai International Airport is a straightforward drive north-east. The marina itself, with the QE2 berthed alongside, is the district's organising feature. For a family-sized apartment, that proximity to the older city means schools, clinics and everyday retail are already established rather than scheduled.
AMENITIES & SURROUNDING
The district is planned around its yacht marina, with a waterfront promenade, a swimmable beach, landscaped parkland and a retail and dining frontage forming the ground-level offer. Its distinguishing quality is the hinterland: unlike the newer island districts, Rashid Yachts & Marina sits directly against the oldest occupied parts of Dubai, so Bur Dubai's markets, the Al Fahidi historic quarter, the creek abra crossings and the established retail of Meena Bazaar are all within a short distance. This apartment carries a full sea aspect from a mid-level floor band and its own balcony. For the building's full facility schedule, the marina and beach access arrangements, the service charge position and the floor plan, please contact us. A district built against an existing city quarter matures differently from one built on reclaimed land with no hinterland, and that difference is worth weighing.
MARKET
The 18.4% reduction is measured against the original price plus the 4% DLD registration fee, the basis the source publishes, and it compares the asking figure with the first buyer's commitment rather than with current resale evidence. We have not attached a valuation. At AED 3,294 per sq.ft on built-up area the entry basis reflects a full sea aspect on a branded waterfront scheme. The cash reduction, AED 1,265,964, is an 18.4% discount against the original price, and a figure of that size on an off-plan resale normally reflects the seller's circumstances rather than anything about the asset. With handover in Q4 2029, the outstanding developer instalments will be large, and that is the number to examine first.
CONCLUSION
This suits a buyer who wants a large sea-facing apartment with a maid's room on the creek-mouth waterfront, and who is comfortable with a 2029 handover and a long remaining instalment schedule. The full sea aspect and the proximity to the historic centre are the durable attributes. The AED 1,265,964 reduction is the striking figure, but on a 2029 handover the split between what the seller has already paid and what remains due to the developer determines whether that reduction is as attractive in practice as it appears on paper. We will set that split out clearly, together with the transfer costs and the seller's position, before any offer. For the floor plan, the payment schedule and current availability, please get in touch. We will also confirm the construction status and the expected completion sequence for the building.
Location
BAYSTAR — Rashid Yachts & Marina, Dubai
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 3-BR + Maid's IN BAYSTAR behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.
Listed
6 August 2026
The date this listing was added to our records. The asking price below is the one published then, and was still 42 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.
Below original price
18.4%
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.
Asking price per sq.ft
AED 3,294/sqft
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.
Handover
Q4 2029
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.
Total cash investedThe purchase price plus every cost of getting the keys. It is the denominator of the ROI, ROE and IRR figures.
AED 5.94M
Price plus every acquisition cost
Illustrative exit price
AED 5.60M
After 5 yr at 0.0% p.a.
Total profit, capital onlyCapital movement over the hold, less every purchase and sale cost and the service charge. It carries no rental income at all, because no rent has been set.
—
Set service charge, maintenance & management, vacancy allowance above
Net yieldNet operating income (rent collected less management, maintenance and service charge) divided by the purchase price. It cannot be calculated until a gross annual rent is set.
—
Set a gross annual rent
Cash out, and cash back over 5 years
Set service charge, maintenance & management, vacancy allowance above to see cash back — until then this figure would be assuming zero for them.
Cash required at completion
Purchase priceAED 5,600,000
DLD transfer fee (4%)AED 224,000
Agency fee (2%)AED 112,000
VAT on agency fee (5%)AED 5,600
Conveyancing, trustee & adminAED 0
Total cash investedAED 5,941,600
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.
Annual operating position
Gross annual rentAED 0
Vacancy allowance (not set)—
Maintenance & management (not set)—
Service charge (1,700 sq ft at a rate not yet set)—
Net operating income—
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 5,941,600 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 5,482,400 | AED 5,482,400 |
| Years 1–5 | AED 0 | AED 5,482,400 | AED 5,482,400 |
| Less the year-0 outflow of AED 5,941,600 → total profit | −AED 459,200 | ||
Exit at year 5: illustrative sale price AED 5,600,000 less selling costs AED 117,600 = AED 5,482,400 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 4.33M | — | — | — |
| −3% p.a. | AED 4.81M | — | — | — |
| 0% p.a.your figure | AED 5.60M | — | — | — |
| 3% p.a. | AED 6.49M | — | — | — |
| 5% p.a. | AED 7.15M | — | — | — |
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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