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 3 September 2026, -31 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 2,700,000 |
| Original price + DLD 4% | AED 3,172,924 |
| Selling price | AED 2,700,000 |
| Discount | AED 472,924 (14.9%) |
| Developer | Emaar |
| Sub-community | Emaar South |
| Property type | Townhouse |
| Plot | 1,850 sq.ft |
| Built-up area | 2,450 sq.ft |
| Price per sq.ft (BUA) | AED 1,102 |
| Floor | G+1 |
| View | Green |
| Handover | June 2028 |
| Source listing | distressonly.deals/u/T9JtKQ — listed 3 September 2026 |
Distress Deal
This three-bedroom townhouse with a maid's room in Greenridge, Emaar South, is offered at AED 2,700,000. The source records an original price plus the 4% DLD fee of AED 3,172,924, so the asking figure sits AED 472,924, or 14.9%, below original price. The house occupies a 1,850 sq.ft plot with 2,450 sq.ft of built-up area over ground plus one floor, which puts the entry basis at AED 1,102 per sq.ft on built-up area. It faces green space, carries a balcony and allocated parking, and is scheduled for handover in June 2028. The developer is Emaar. At a shade over AED 1,100 per sq.ft on built-up area for a four-bedroom-equivalent layout with a maid's room, this is one of the lower bases in the current catalogue. The floor plan is available on request.
Emaar South occupies the southern edge of the city, set around a golf course within the wider Dubai South masterplan. Its position is defined by two pieces of national infrastructure: Al Maktoum International Airport, immediately adjacent, and Expo City Dubai, the permanent district left behind by the 2020 exposition, a short distance north. Emirates Road and Sheikh Mohammed Bin Zayed Road both serve the district and carry traffic north-east towards Jebel Ali, Dubai Marina and the wider city. The Expo 2020 metro extension terminates at Expo City, giving the southern corridor a rail connection that most outer communities lack. The area is still filling in, which means quieter roads now and a changing streetscape over the holding period, and buyers should weigh both sides of that. For a buyer weighing this against a comparable house closer to the centre, the honest comparison is plot and price against journey time, and that calculation is personal.
Emaar South is organised around its 18-hole golf course, with the residential clusters arranged to give as many houses as possible a green or fairway outlook. The community carries its own parks, pools, sports courts, cycling and running routes and a retail and community centre, with further schools and nurseries planned as the population grows. Expo City to the north brings exhibition and event space, public parkland and a growing commercial base into easy reach, and Dubai South's logistics and aviation district supplies much of the local employment. This particular house faces green space rather than another row of houses, which is the more settled aspect within a townhouse cluster. For the full community amenity schedule and the floor plan, please contact us.
The 14.9% 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 what the first buyer committed rather than with current resale evidence. We have not attached a valuation. At AED 1,102 per sq.ft on built-up area the entry basis is low, and the absolute ticket of AED 2,700,000 for a three-bedroom house with a maid's room places it among the more accessible family-format properties we hold. The plot at 1,850 sq.ft is modest relative to the 2,450 sq.ft built-up area, which is normal for a townhouse arranged over two levels. Handover is stated as June 2028, so the remaining developer instalments sit alongside the sum payable to the seller on transfer. We will set out both.
This suits a family buyer working to a defined budget who wants a green outlook, a maid's room and a house rather than an apartment, and who can wait until 2028. The combination of a 14.9% reduction against original price and an entry basis a little over AED 1,100 per sq.ft on built-up area is the strongest part of the case. Against that, Emaar South is an emerging district rather than an established one, and the streetscape, the retail offer and the traffic pattern will all change over the holding period. That is a matter of timing preference rather than a defect. Before an offer we will confirm the outstanding instalments, the transfer costs and the seller's position. For the floor plan, the payment schedule and current availability, please get in touch.
Illustrative model
Set your own assumptions and see how DISTRESS DEAL: 3-BR + Maid's IN GREENRIDGE 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 -31 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.
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.
Set service charge, maintenance & management, vacancy allowance above to see cash back — until then this figure would be assuming zero for them.
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.
Figures marked “—” need service charge, maintenance & management, vacancy allowance entered above — we do not compute them on an assumed zero.
| Year | Net operating income | Sale proceeds, net | Net cash flow |
|---|---|---|---|
| 0 · today | — | — | −AED 2,864,700 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 2,643,300 | AED 2,643,300 |
| Years 1–5 | AED 0 | AED 2,643,300 | AED 2,643,300 |
| Less the year-0 outflow of AED 2,864,700 → total profit | −AED 221,400 | ||
Exit at year 5: illustrative sale price AED 2,700,000 less selling costs AED 56,700 = AED 2,643,300 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.
| Exit growth | Exit price | Total profit | ROI | IRR |
|---|---|---|---|---|
| −5% p.a. | AED 2.09M | — | — | — |
| −3% p.a. | AED 2.32M | — | — | — |
| 0% p.a.your figure | AED 2.70M | — | — | — |
| 3% p.a. | AED 3.13M | — | — | — |
| 5% p.a. | AED 3.45M | — | — | — |
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.
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.
GREENRIDGE — Emaar South, Dubai
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