Distress Deal

DISTRESS DEAL: 4-BR IN GRAND POLO - EQUESTRA

Asking PriceAED 4,300,000

Below Original Price14.2%

Size2460 sq.ft

Bedrooms4

Price / Sq.FtAED 1,748

HandoverTBC

Sold

Listed 21 May 2026Status confirmed 3 August 2026

This unit has sold and is no longer available. The page is kept as a record of a deal we transacted. Every figure on it — the asking price, the discount to original price and the payment schedule — is the position as listed on 21 May 2026 and is historic. It is not an indication of what the same unit, or a comparable one, would cost today.

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The numbers

Payment breakdown

UNIT PRICE

AED 4,300,000

PAYMENTS ON TRANSFER

1. Payment to seller	AED 444,090
2. DLD Transfer fee 4% + 40 AED	AED 172,040
3. DLD Registration Trustee fee + 5%VAT	AED 5,250
4. Buyer's agent commission 2% + 5%VAT	AED 95,445

PAYMENT PLAN SCHEDULE

7-Jul-2026	AED 481,989
7-Jan-2027	AED 481,989
7-Jul-2027	AED 481,989
4-Mar-2028	AED 722,983
29-Jul-2028	AED 722,983
On Handover (31-Aug-2029)	AED 963,977

SUMMARY

Total on Transfer	AED 711,680
Total remaining Payment Plan	AED 3,855,910
TOTAL COST FOR BUYER	AED 4,567,590

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Distress Deal

PROJECT DESCRIPTION

OVERVIEW

This four-bedroom townhouse in Grand Polo – Equestra is offered as a distress deal at AED 4,300,000, reflecting a 9.3% discount from the original price of AED 5,012,684. The built-up area is 2,460 sq.ft, with a plot size of approximately 2,919 sq.ft, placing the entry basis at AED 1,748 per sq.ft. The property is a Type A layout, with ground plus one floor, balcony, and parking included. Handover is scheduled for Q2 2029, and the payment plan is structured with an initial payment on transfer and staged instalments through to completion. The immediate investment thesis is a below-market entry into a branded Emaar community, with a significant discount to the original launch price and a payment plan that reduces capital outlay during construction. For investors, this is a forward-purchase opportunity in a master-planned, amenity-rich district, with the pricing advantage locked in at today’s rates.

LOCATION & TRANSPORT

Grand Polo – Equestra is situated within Dubai Investment Park II (DIP II), a growing mixed-use area in Dubai’s southwest corridor. The wider Grand Polo Club and Resort masterplan is designed to offer a blend of residential, leisure, and equestrian facilities. DIP II benefits from established road connectivity, with access to Sheikh Mohammed Bin Zayed Road (E311) and Emirates Road (E611), providing straightforward routes to Dubai Marina, Jebel Ali, and Al Maktoum International Airport. Public transport options are developing, but private car use remains the primary mode for residents. The area’s positioning appeals to families and professionals seeking a quieter suburban environment with access to Dubai’s main employment and leisure hubs. For investors, the location supports both end-user and rental demand, especially as infrastructure and community facilities mature over the coming years.

AMENITIES & SURROUNDING

Equestra’s amenities are shared with the wider Grand Polo Club and Resort community, which is planned to include an amphitheatre, clubhouse, community centre, landscaped gardens, and a variety of sports and leisure facilities. Residents will have access to swimming pools, fitness areas, a basketball half-court, football pitch, padel tennis court, volleyball court, and a multi-purpose sports area. There are also dedicated spaces for yoga, meditation, and outdoor activities such as a walking track, picnic areas, barbecue facilities, and a dog park. The development’s equestrian theme is reflected in the inclusion of stables and a pump track, catering to residents with an interest in horse riding and outdoor pursuits. Surrounding infrastructure is expected to include retail, dining, and everyday services as the community matures, supporting a self-contained residential environment. The overall amenity provision is designed to appeal to families and active residents, with a focus on lifestyle and recreation.

MARKET

At AED 1,748 per sq.ft, this four-bedroom townhouse is priced below recent launch and resale benchmarks for comparable Emaar off-plan communities. Recent transaction data for Equestra indicates that three-bedroom villas have transacted at AED 1,748 per sq.ft, and land sales in the area have ranged from AED 2,044 to AED 1,748 per sq.ft. The current offer therefore positions the buyer at a visible discount to both launch and recent market activity. The payment plan, with a significant portion due on handover, reduces capital risk during construction and may appeal to investors seeking to manage cash flow. The buyer profile is likely to include both end-users looking for a family home in a new Emaar community and investors targeting rental demand from professionals and families. Risks include the long construction timeline, potential changes in market sentiment before handover, and the need for the wider community infrastructure to be delivered as planned. However, the Emaar brand and the scale of the masterplan support both liquidity and rentability, provided the project progresses on schedule.

CONCLUSION

This distress deal offers a discounted entry into a planned Emaar community with a strong amenity profile and a practical payment plan. The 9.3% discount to original price, combined with the staged payment structure, provides an investor with both price advantage and capital management flexibility. The main considerations are the construction timeline and the delivery of community infrastructure, but the fundamentals of location, developer reputation, and planned amenities are positive. For buyers seeking a mid-term investment in Dubai’s suburban growth corridors, or end-users planning for future occupation, this deal presents a balanced risk-reward profile. As always, due diligence on developer progress and payment obligations is recommended, but the pricing and structure make this a credible case for investors looking for value in Dubai’s off-plan townhouse market.

Illustrative model

Scenario modeller

Set your own assumptions and see how DISTRESS DEAL: 4-BR IN GRAND POLO - EQUESTRA 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

GRAND POLO - EQUESTRA — DIP II, Dubai

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