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 June 2026, 41 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 28,000,000 |
| Payment to seller | AED 13,448,827 |
| DLD Transfer fee 4% + 40 AED | AED 1,120,040 |
| DLD Registration Trustee fee + 5%VAT | AED 5,250 |
| Buyer's agent comission 2% + 5%VAT | AED 588,000 |
| 4th Installment | AED 14,551,173 |
| Total on Transfer | AED 15,162,117 |
| Total remaining Payment Plan | AED 14,551,173 |
| TOTAL COST FOR BUYER | AED 29,713,290 |
Photography
Distress Deal
This 3-bedroom plus maid's apartment in Orla, Palm Jumeirah, is offered as a distress deal at AED 28,000,000. The reference price for this unit is AED 30,264,000, reflecting a 7.5% discount, or AED 2,264,000 below the original price. With a built-up area of 3,949 sq.ft, the entry basis is AED 7,090 per sq.ft. The apartment is positioned on a mid-level floor (between levels 5 and 10), offers sea views, and includes a balcony and three parking spaces. Handover is scheduled for Q4 2026, and the property is being sold on a payment plan, with approximately half due on transfer and the remainder as per the developer's schedule. The immediate investment thesis is clear: this is a large, high-floor, sea-view residence in a branded Dorchester Collection-managed project, available at a visible discount to the developer's current pricing, with the benefit of a staged payment structure and a handover timeline that allows for market appreciation or resale before completion.
Orla is located on the Palm Crescent, the outermost ring of Palm Jumeirah, directly south of Atlantis Hotel. This beachfront position provides uninterrupted 270-degree views of the Arabian Gulf and Dubai skyline. Access to the Palm Crescent is via the main trunk road, with connections to Sheikh Zayed Road, Dubai Marina, and the rest of the city. While the Crescent location is more secluded than the trunk, it offers a quieter environment and direct beach access, which appeals to buyers seeking privacy and prestige. Day-to-day transport is primarily by private car or ride-hailing, with ample parking provided in the development. The location is also within practical reach of Nakheel Mall, The Pointe, and key leisure destinations, supporting both resident convenience and rental appeal for high-end tenants.
Orla is a 14-storey residential development by Omniyat, managed by Dorchester Collection. The project is designed by Foster + Partners and features a limited number of bespoke residences, each with unique layouts, floor-to-ceiling windows, and expansive terraces. Amenities include a private 150-metre beach, multiple swimming pools including a family infinity pool and indoor lap pool, a spa and sauna, fitness centre, residents-only clubhouse, library, cinema room, business centre, cigar lounge, bowling alley, children's play areas, pet grooming salon, picnic pavilions, and outdoor dining spaces. Concierge, doorman, porter, valet, and floristry services are provided by Dorchester Collection, ensuring a high standard of service. The surrounding Palm Crescent area is established, with mature landscaping, direct beach access, and proximity to the island's hospitality and retail offerings.
At AED 7,090 per sq.ft, this unit is positioned at the upper end of Dubai’s branded residential segment, reflecting both the Palm Jumeirah location and the Dorchester Collection management. Comparable new-build, branded residences on the Palm typically command a premium, especially for larger layouts with sea views and high-floor positioning. The payment plan structure and Q4 2026 handover provide flexibility for investors, allowing for capital appreciation or resale before completion. The buyer profile for Orla is typically international or UHNW, seeking privacy, service, and architectural distinction. Liquidity in this segment is supported by the scarcity of large, branded, beachfront apartments, but it is important to note that the resale market for ultra-prime off-plan units can be sensitive to broader market cycles and developer reputation. Rental demand is likely to be strongest for long-term, high-end tenants or serviced arrangements, with yields reflecting the premium positioning and service charges associated with Dorchester Collection management. Investors should factor in ongoing costs, including service charges and fit-out, when underwriting returns.
This distress deal at Orla offers an investor a visible entry discount into one of Palm Jumeirah’s most architecturally ambitious and service-led developments. The combination of a large, sea-view layout, branded management, and a staged payment plan reduces both completion and liquidity risk compared to less established off-plan launches. The main considerations are the timeline to handover, the premium price point, and the ongoing service charge environment. For buyers seeking a Palm Crescent address with Dorchester Collection services and Foster + Partners design, this deal provides a lower entry basis than current developer pricing, with the flexibility to hold for rental income or resale. As always, careful review of the payment schedule, service charges, and market comparables is advised, but the core thesis is a discounted, high-quality asset in a globally recognised beachfront location, with both end-user and investor appeal.
Illustrative model
Set your own assumptions and see how DISTRESS DEAL: 3-BR + MAID IN ORLA 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 41 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.
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.
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 29,718,000 |
| 1 | −AED 71,082 | — | −AED 71,082 |
| 2 | −AED 71,082 | — | −AED 71,082 |
| 3 | −AED 71,082 | — | −AED 71,082 |
| 4 | −AED 71,082 | — | −AED 71,082 |
| 5 | −AED 71,082 | AED 27,412,000 | AED 27,340,918 |
| Years 1–5 | −AED 355,410 | AED 27,412,000 | AED 27,056,590 |
| Less the year-0 outflow of AED 29,718,000 → total profit | −AED 2,661,410 | ||
Exit at year 5: illustrative sale price AED 28,000,000 less selling costs AED 588,000 = AED 27,412,000 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 21.7M | −AED 8.86M | — | — |
| −3% p.a. | AED 24M | −AED 6.53M | — | — |
| 0% p.a.your figure | AED 28M | −AED 2.66M | — | — |
| 3% p.a. | AED 32.5M | AED 1.70M | — | — |
| 5% p.a. | AED 35.7M | AED 4.91M | — | — |
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.
ORLA — Palm Jumeirah, Dubai
