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Palm Jumeirah AED 3,549/sqftDubai Maritime City AED 3,139/sqftDowntown Dubai AED 2,874/sqftDubai Islands AED 2,762/sqftDubai Creek Harbour AED 2,558/sqftBusiness Bay AED 2,497/sqftDubai Marina AED 2,468/sqftDubai Hills Estate AED 2,464/sqftJumeirah Lakes Towers AED 2,321/sqftMohammed Bin Rashid City AED 2,098/sqftAl Jaddaf AED 2,049/sqftJumeirah Village Triangle AED 1,657/sqftDubai South AED 1,653/sqftArjan AED 1,585/sqftJumeirah Village Circle AED 1,488/sqftDubai Sports City AED 1,325/sqftALL DLD SALES · OFF-PLAN + EXISTINGPalm Jumeirah AED 3,549/sqftDubai Maritime City AED 3,139/sqftDowntown Dubai AED 2,874/sqftDubai Islands AED 2,762/sqftDubai Creek Harbour AED 2,558/sqftBusiness Bay AED 2,497/sqftDubai Marina AED 2,468/sqftDubai Hills Estate AED 2,464/sqftJumeirah Lakes Towers AED 2,321/sqftMohammed Bin Rashid City AED 2,098/sqftAl Jaddaf AED 2,049/sqftJumeirah Village Triangle AED 1,657/sqftDubai South AED 1,653/sqftArjan AED 1,585/sqftJumeirah Village Circle AED 1,488/sqftDubai Sports City AED 1,325/sqftALL DLD SALES · OFF-PLAN + EXISTING
DLD · MEDIAN 12M TO NOV 2026
Available3-BR + Maid's in Rixos Beach Residences, Dubai Islands — distress deal from Mitchell's Commercial Real EstateRIXOS BEACH RESIDENCES · Dubai Islands1 / 15

Nakheel · Dubai Islands

DISTRESS DEAL: 3-BR + Maid's IN RIXOS BEACH RESIDENCES

Asking priceAED 5,600,000
Price per sq.ftAED 2,782
Original price + DLDAED 5,946,720
DiscountAED 346,7205.8% below original price
Unit
3-BR + Maid's
Size
2,013 sq.ft
Developer
Nakheel
Enquire about this unitSee the floor plan

The discount is measured against the original price + DLD recorded for this unit, not against a valuation.

Available
Listed 9 November 2026

Available when we last checked. The asking price shown is the one published when the listing was added on 9 November 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 5,951,610The unit price plus the transfer fees and commission — the whole commitment, not the headline.
Unit priceAED 5,600,000
Fees and commissionAED 351,610
Step 01Due at transferAED 4,807,850Payable when the unit transfers to the buyer.
  • Payment to sellerAED 4,456,240
  • DLD Transfer fee (4% of OP + 40 AED)AED 228,760
  • Trustee Office FeeAED 5,250
  • Buyer's Agency Commission (2% + VAT)AED 117,600
  • Total on transferAED 4,807,850
Step 02Payable to Nakheel after transferAED 1,143,760The balance of the payment plan, which the buyer takes over.
  • On HandoverAED 1,143,760
  • Total remaining payment planAED 1,143,760

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
Sea
Balcony
Yes
Handover
Q4 2027

Layout

Floor plan

Floor plan for 3-BR + Maid's in Rixos Beach Residences, Dubai IslandsFloor planView full size

Floor plan

Floor plan for 3-BR + Maid's in Rixos Beach Residences, Dubai Islands

Distress Deal

PROJECT DESCRIPTION

OVERVIEW

The property is a three-bedroom apartment with a maid's room in Rixos Beach Residences, a Nakheel development in Dubai Islands. The stated size is 2,013 sq.ft. The unit has a sea view and a balcony. It is sold off-plan, and handover is scheduled for Q4 2027.

The asking price is AED 5,600,000. The original price plus the 4% DLD fee is AED 5,946,720. The reduction is AED 346,720, or 5.8% below original price. On the stated size the asking price works out at AED 2,782 per sq.ft. At the original price plus DLD, the same size works out at AED 2,954 per sq.ft. The gap is AED 172 per sq.ft.

At transfer the buyer pays AED 4,807,850. Of that sum, AED 4,456,240 goes to the seller. The items due at transfer are the payment to the seller, the DLD transfer fee, the trustee office fee and the buyer's agency commission. The balance of AED 1,143,760 falls due on handover. The payment plan carries no instalment before handover. The total cost for the buyer, including every transfer fee, is AED 5,951,610.

LOCATION & TRANSPORT

Rixos Beach Residences is in Dubai Islands. The apartment has a sea view, and handover is scheduled for Q4 2027. The unit is sold off-plan.

AMENITIES & SURROUNDING

The listing records the unit as an apartment with three bedrooms and a maid's room. It has a balcony, and the view is recorded as sea. The stated size is 2,013 sq.ft. The developer is Nakheel, and the project is Rixos Beach Residences. Handover is scheduled for Q4 2027.

A maid's room adds a separate room to the three bedrooms. The balcony gives the apartment outdoor space, and the sea view is recorded for the unit itself.

MARKET

The reduction is measured against the original price plus the 4% DLD fee. On that basis the apartment is offered at 5.8% below original price. In AED terms the reduction is AED 346,720 against the original price plus DLD. The selling price is AED 5,600,000 and the reference figure is AED 5,946,720. On the stated size the gap is AED 172 per sq.ft, between AED 2,782 at the asking price and AED 2,954 at the original price plus DLD. The listing records a sea view and a balcony. The stated size is 2,013 sq.ft, and handover is scheduled for Q4 2027.

The DLD transfer fee is AED 228,760. Because the asking price sits below the original price, the fee is struck on the original price excluding DLD, at 4% plus AED 40. The fee is therefore based on a higher figure than the asking price. The trustee office fee is AED 5,250. The buyer's agency commission, at 2% plus VAT, is AED 117,600. Those items and the AED 4,456,240 payment to the seller make up the AED 4,807,850 due at transfer.

The payment plan has a single remaining row. AED 1,143,760 falls due on handover in Q4 2027. The payment to the seller and the balance on handover together equal the asking price. Adding the transfer total and the handover balance gives a total cost for the buyer of AED 5,951,610.

CONCLUSION

Rixos Beach Residences in Dubai Islands is a Nakheel development. The unit is a three-bedroom apartment with a maid's room, a sea view and a balcony, on a stated size of 2,013 sq.ft. It is offered at AED 5,600,000, which is 5.8% below original price. The price per sq.ft on the stated size is AED 2,782.

AED 4,807,850 is paid at transfer and AED 1,143,760 on handover in Q4 2027. The total cost for the buyer is AED 5,951,610. Most of the capital is committed at transfer, and a single payment remains for handover. The handover balance is the same figure as the total remaining payment plan.

Before terms are agreed, a current statement of account should be obtained from the developer. It should confirm the amount paid to date and the balance outstanding. The SPA and the Oqood registration should be checked against the seller's name. The handover balance should be confirmed as the only amount still due to the developer. The transfer fees should be confirmed with the trustee office before the transfer date is set.

Location

RIXOS BEACH RESIDENCES — Dubai Islands

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Illustrative model

Scenario modeller

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

Listed
9 November 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
5.8%

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 2,782/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 5.94M
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
Cash out at t0AED 5,941,600
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 5,600,000
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 (2,013 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 5,941,600
1AED 0—AED 0
2AED 0—AED 0
3AED 0—AED 0
4AED 0—AED 0
5AED 0AED 5,482,400AED 5,482,400
Years 1–5AED 0AED 5,482,400AED 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 growthExit priceTotal profitROIIRR
−5% p.a.AED 4.33M———
−3% p.a.AED 4.81M———
0% p.a.your figureAED 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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