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The numbers

Payment breakdown

UNIT PRICE

AED 4,980,000

PAYMENTS ON TRANSFER

1. Payment to seller	AED 1,921,232
2. DLD Transfer fee 4% + 40 AED	AED 199,240
3. DLD Registration Trustee fee + 5% VAT	AED 5,250
4. Buyer's agent commission 2% + 5% VAT	AED 104,580

PAYMENT PLAN SCHEDULE

On Handover (31-DEC-2026)

AED 3,058,768

SUMMARY

Total on Transfer	AED 2,230,302
Total remaining Payment Plan	AED 3,058,768
TOTAL COST FOR BUYER	AED 5,289,070

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Distress Deal

PROJECT DESCRIPTION

OVERVIEW

Sobha One is a large residential development under construction in Ras Al Khor Industrial Area 1 in Dubai. The project forms a multi-building residential complex comprising five high-rise towers that together establish a new residential cluster within the eastern corridor of Dubai. The development is being delivered by Sobha Realty through its subsidiary Sobha Capital LLC. The architectural consultant on the project is PNC Architects and the main contractor responsible for construction is Sobha Contracting.

LOCATION & TRANSPORT

The site is located within Ras Al Khor Industrial Area 1, an area situated east of Business Bay and south of Dubai Creek. This district historically comprises logistics, warehousing and light industrial activity but has begun to transition in parts toward residential and mixed-use redevelopment. Sobha One is positioned near several rapidly expanding communities including Sobha Hartland, Meydan, Dubai Creek Harbour and Al Jaddaf. Nearby development clusters include Azizi Riviera and other residential buildings associated with Mohammed Bin Rashid City.

AMENITIES & SURROUNDING

A range of infrastructure elements are located within short driving distance of the development. Retail and entertainment facilities can be accessed at Dubai Festival City, which is approximately 4.5 kilometres away and contains a large shopping mall as well as the waterfront projection show known as Imagine at Dubai Festival City. Cultural and leisure amenities include Jameel Arts Centre approximately 5.2 kilometres from the site. Parks located nearby include Hartland Greens East Park, Creek Island Central Park and Riviera East Park, all situated within approximately three kilometres.

MARKET

The complex consists of five individual towers known as Sobha One Tower A, Sobha One Tower B, Sobha One Tower C, Sobha One Tower D and Sobha One Tower E. Each tower varies in height, with the structures rising approximately 66 storeys, 54 storeys, 48 storeys and two towers at 36 storeys. The towers are arranged within a coordinated site plan that integrates residential floors, podium structures, landscaped areas and shared facilities. Units are configured primarily as residential apartments with a range of layouts including one-bedroom, two-bedroom and three-bedroom units, with selected larger configurations in higher floors of the towers. Parking is integrated within podium levels and building basements. The project is designed as a vertical residential community where multiple towers share amenities, infrastructure and internal circulation routes.

CONCLUSION

The complex consists of five individual towers known as Sobha One Tower A, Sobha One Tower B, Sobha One Tower C, Sobha One Tower D and Sobha One Tower E. Each tower varies in height, with the structures rising approximately 66 storeys, 54 storeys, 48 storeys and two towers at 36 storeys. The towers are arranged within a coordinated site plan that integrates residential floors, podium structures, landscaped areas and shared facilities.

Illustrative model

Scenario modeller

Set your own assumptions and see how DISTRESS DEAL: 4-BR DUPLEX IN SOBHA ONE behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.

Purchase

Purchase price

The price you are actually considering.

Unit size

Drives the service charge only.

Time to handover

Rent and service charge both start here.

Holding & income

Gross annual rent

Your figure — we have not assumed one.

Rent growth

0% holds rent flat. It may be negative.

Vacancy allowance

8% is roughly a month plus re-letting.

Maintenance & management

Letting fees and routine repairs.

Service charge

Replace with the building's own schedule.

Acquisition costs

DLD transfer fee

4% is the Dubai standard.

Agency fee

Buyer-side. 5% VAT added.

Conveyancing, trustee & admin

Trustee, title deed, NOC.

Exit

Holding period

1 to 40 years.

Exit price growth

0% by default: we publish no price forecasts.

Sale agency fee

5% VAT added automatically.

Nothing to calculate yet

Enter the asking price to run the model.

Every figure recalculates as you type. Use the price you are actually considering.

How each figure is calculated

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.

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.

Location

SOBHA ONE — Ras Al Khor, Dubai

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