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Palm Jumeirah AED 3,559/sqftDubai Maritime City AED 3,157/sqftDowntown Dubai AED 2,884/sqftDubai Islands AED 2,772/sqftDubai Creek Harbour AED 2,563/sqftBusiness Bay AED 2,502/sqftDubai Marina AED 2,478/sqftDubai Hills Estate AED 2,458/sqftJumeirah Lakes Towers AED 2,321/sqftMohammed Bin Rashid City AED 2,098/sqftAl Jaddaf AED 2,051/sqftJumeirah Village Triangle AED 1,658/sqftDubai South AED 1,652/sqftArjan AED 1,584/sqftJumeirah Village Circle AED 1,488/sqftDubai Sports City AED 1,328/sqftALL DLD SALES · OFF-PLAN + EXISTINGPalm Jumeirah AED 3,559/sqftDubai Maritime City AED 3,157/sqftDowntown Dubai AED 2,884/sqftDubai Islands AED 2,772/sqftDubai Creek Harbour AED 2,563/sqftBusiness Bay AED 2,502/sqftDubai Marina AED 2,478/sqftDubai Hills Estate AED 2,458/sqftJumeirah Lakes Towers AED 2,321/sqftMohammed Bin Rashid City AED 2,098/sqftAl Jaddaf AED 2,051/sqftJumeirah Village Triangle AED 1,658/sqftDubai South AED 1,652/sqftArjan AED 1,584/sqftJumeirah Village Circle AED 1,488/sqftDubai Sports City AED 1,328/sqftALL DLD SALES · OFF-PLAN + EXISTING
DLD · MEDIAN 12M TO OCT 2026

Distress Deal

DISTRESS DEAL: 3-BR + Maid's IN IMPERIAL AVENUE

Available
Listed 23 October 2026

Available when we last checked. The asking price shown is the one published when the listing was added on 23 October 2026, 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 5,644,035The unit price plus the transfer fees and commission — the whole commitment, not the headline.
Unit priceAED 5,315,000
Fees and commissionAED 329,035
At transferDue at transferAED 5,644,035Payable when the unit transfers to the buyer.
  • Payment to sellerAED 5,315,000
  • DLD Transfer fee (4% + 40 AED)AED 212,640
  • Trustee Office FeeAED 4,200
  • Buyer's Agency Commission (2% + VAT)AED 111,615
  • Title Deed FeeAED 580
  • Total on transferAED 5,644,035

Ask us to walk through this schedule, or to confirm the current balance with the developer before terms are agreed.

Ask about these terms

Unit details

Property type
Apartment
Bedrooms
3 + Maid's
View
Burj Khalifa, Fountain
Balcony
Yes
Handover
Ready and vacant

Distress Deal

PROJECT DESCRIPTION

OVERVIEW

The property is a three-bedroom apartment with a maid's room in Imperial Avenue, a residential tower by SP International in Downtown Dubai. The stated size is 2,050 sq.ft. The listed view takes in Burj Khalifa and the Fountain, and the unit has a balcony. It is ready and vacant, so the buyer takes possession at transfer.

The asking price is AED 5,315,000. The original price plus the 4% DLD fee is AED 6,032,000, so the reduction is AED 717,000, or 11.9% below original price. On the stated size the price works out at AED 2,593 per sq.ft, against AED 2,942 per sq.ft at the original price plus DLD. The full amount falls due at transfer: AED 5,315,000 to the seller plus the transfer fees, for a total of AED 5,644,035.

LOCATION & TRANSPORT

Imperial Avenue stands in Downtown Dubai, the district built around Burj Khalifa and the Dubai Fountain. The view from the unit looks towards both landmarks. The Dubai Mall and the Boulevard that loops through the district are part of the same neighbourhood. The Boulevard is lined with shops, cafés and restaurants.

By road, Downtown Dubai sits beside Sheikh Zayed Road, the main highway running through the city. To the south-west it leads towards Dubai Marina and on to Abu Dhabi. To the north-east it leads towards Deira and Sharjah. Financial Centre Road runs through the district and links it to Sheikh Zayed Road. Business Bay borders the district, and Al Khail Road runs beyond it as a second route parallel to Sheikh Zayed Road. DIFC lies across Sheikh Zayed Road from Downtown Dubai.

AMENITIES & SURROUNDING

Imperial Avenue is a curved glass tower. Balconies wrap around the facade. The tower stands on a wide podium, and planting runs along the podium roof. Trees and hedges line the street in front of it.

The apartment opens from an entry foyer into a combined living and dining room. The kitchen sits beside the dining area, next to a separate laundry room. A deck opens off the living and dining room. Off the living area there is a further room with its own bathroom, which serves as the maid's room. A guest bathroom sits beside it.

A wide passage leads from the living area to the bedrooms. The main bedroom has its own bathroom and opens onto another deck. The remaining bedrooms share a bathroom off the passage. Each bedroom has a wall of built-in wardrobes. Glazing runs along the curved outer wall of the living room and bedrooms.

MARKET

The reduction is measured against the original price plus the 4% DLD fee. On that basis the apartment is offered at 11.9% below original price, or AED 349 per sq.ft below the original rate on the stated size. The unit is complete and vacant. There is no construction stage left and no developer instalment to carry, so the price at transfer is the whole commitment. A buyer comparing this unit with other three-bedroom resales in Downtown Dubai can use the price per sq.ft on the stated size as the reference point.

The DLD transfer fee is AED 212,640, struck on the asking price at 4% plus AED 40, as the unit is a completed resale. The trustee office fee is AED 4,200 and the title deed fee is AED 580. The buyer's agency commission, at 2% plus VAT, is AED 111,615. With the AED 5,315,000 payment to the seller, those items make up the AED 5,644,035 due at transfer. The seller receives the full asking price at transfer, and the buyer settles the fees at the same time.

CONCLUSION

The apartment suits a family that wants a finished three-bedroom home with a maid's room in Downtown Dubai, with possession at transfer. It also suits an investor who wants a large unit ready to let at 11.9% below original price, with no instalments to follow.

The total cost including every transfer fee is AED 5,644,035, and the price on the stated size is AED 2,593 per sq.ft. Before terms are agreed, the title deed and a current service charge statement should be checked. A viewing should confirm the condition of the apartment and the view from the unit.

Location

IMPERIAL AVENUE — Downtown Dubai

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Illustrative model

Scenario modeller

Set your own assumptions and see how DISTRESS DEAL: 3-BR + Maid's IN IMPERIAL AVENUE behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.

Listed
23 October 2026

The date this listing was added to our records. The asking price below is the one published then, and is not re-checked against the market automatically — confirm it with us before relying on it.

Below original price
11.9%

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 2,593/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.

Purchase

Seeded from this page. Change it to your figure.

Drives the service charge only.

Rent and service charge both start here.

Holding & income

Your figure. We have not assumed one.

0% holds rent flat. It may be negative.

Your figure — we publish none. A month vacant plus re-letting time is roughly 8%, if that fits your building.

Your figure — we publish none. Letting fees and routine repairs.

Your figure — we publish none. Look your building up on Mollak — rates run AED 3 to AED 30+.

Acquisition costs

4% is the Dubai standard.

Buyer-side. 5% VAT added.

Your figure — we publish none. The trustee tariff is tiered and the admin lines vary by office; ask your trustee office for the total, and add your NOC and any legal quote.

Exit

1 to 40 years.

0% by default: we publish no price forecasts.

5% VAT added automatically.

Total cash investedThe purchase price plus every cost of getting the keys. It is the denominator of the ROI, ROE and IRR figures.
AED 5.64M
Price plus every acquisition cost
Illustrative exit price
AED 5.32M
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
Cash out at t0AED 5,639,215
Cash back, years 1–5—

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 5,315,000
DLD transfer fee (4%)AED 212,600
Agency fee (2%)AED 106,300
VAT on agency fee (5%)AED 5,315
Conveyancing, trustee & adminAED 0
Total cash investedAED 5,639,215

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 (2,050 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)
YearNet operating incomeSale proceeds, netNet cash flow
0 · today——−AED 5,639,215
1AED 0—AED 0
2AED 0—AED 0
3AED 0—AED 0
4AED 0—AED 0
5AED 0AED 5,203,385AED 5,203,385
Years 1–5AED 0AED 5,203,385AED 5,203,385
Less the year-0 outflow of AED 5,639,215 → total profit−AED 435,830

Exit at year 5: illustrative sale price AED 5,315,000 less selling costs AED 111,615 = AED 5,203,385 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 growthExit priceTotal profitROIIRR
−5% p.a.AED 4.11M———
−3% p.a.AED 4.56M———
0% p.a.your figureAED 5.32M———
3% p.a.AED 6.16M———
5% p.a.AED 6.78M———

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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A discounted unit is bought the same way any other is. The questions are just sharper. These are our own guides and articles on buying from overseas, taking on a resale or an off-plan assignment, and what the purchase costs.

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