This 4-bedroom apartment in Imperial Avenue, Downtown Dubai, is presented as a distress deal at AED 10,800,000. The original price, including DLD fees, was AED 13,104,000, so the current offer reflects a 17.6% discount, or AED 2,304,000 below the previous reference. The unit spans 3,300 sq.ft, setting the entry basis at approximately AED 3,273 per sq.ft. This is a ready and vacant property, positioned on a high floor (30+), with a full Burj Khalifa view and a balcony. The immediate investment case is clear: this is not an off-plan or speculative position, but a completed, large-format Downtown asset with direct usability and a visible discount to the last developer pricing. For buyers seeking a significant Downtown Dubai address at a lower entry point, this deal offers a tangible cost advantage and immediate possession.
IMPERIAL AVENUE · Downtown DubaiSP International · Downtown Dubai
DISTRESS DEAL: 4-BR IN IMPERIAL AVENUE
- Unit
- 4-BR
- Size
- 3,300 sq.ft
- Developer
- SP International
The discount is measured against the original price + DLD recorded for this unit, not against a valuation.
This unit has sold. 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.
On this page
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The numbers
Payment breakdown
- Payment to sellerAED 10,800,000
- DLD Transfer fee 4% + 40 AEDAED 432,040
- DLD Registration Trustee fee + 5%VATAED 5,250
- Buyer's agent commission 2% + 5%VATAED 226,800
- Total on transferAED 11,464,090
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Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
Imperial Avenue is situated in Downtown Dubai, one of the city’s most established and internationally recognised districts. The location provides direct access to Sheikh Mohammed bin Rashid Boulevard, with the Burj Khalifa, Dubai Mall, and Dubai Opera all within a short walking or driving distance. Public transport is well supported, with the Burj Khalifa/Dubai Mall Metro Station nearby and a network of taxis and ride-hailing options readily available. For residents and tenants, this means practical connectivity to the city’s business, retail, and leisure hubs, as well as straightforward access to Dubai International Airport and arterial roads. The Downtown setting also underpins the building’s rental and resale appeal, as demand for central, well-connected addresses remains resilient among both end-users and investors.
AMENITIES & SURROUNDING
Imperial Avenue is a 46-storey residential tower completed by SP International, the UAE arm of Shapoorji Pallonji. The building offers a suite of amenities expected from a flagship Downtown project, including a swimming pool, gym, dedicated children’s play areas, landscaped podium gardens, and multi-purpose function spaces. Security and concierge services are provided, with secure basement parking for residents. The immediate surroundings include a range of cafes, restaurants, supermarkets, and retail outlets, all within walking distance. The wider Downtown Dubai district offers access to world-class leisure and cultural attractions, including the Dubai Fountain, Souk Al Bahar, and a variety of five-star hotels. The area’s infrastructure is mature, with well-maintained public spaces and a strong sense of community, supporting both family living and professional lifestyles.
MARKET
At an entry price of AED 3,273 per sq.ft, this 4-bedroom unit sits above the recent Imperial Avenue transaction range for smaller units (noted between AED 1,900 and AED 2,200 per sq.ft for 1- and 2-bed apartments in 2026). However, larger, high-floor, full-view units in Downtown Dubai typically command a premium, especially when ready and vacant. The buyer profile for this asset is likely to be a mix of end-users seeking a substantial Downtown residence and investors targeting rental income or capital appreciation. Rentability is supported by the building’s newness, amenity set, and central location, but the larger size may narrow the tenant pool to families or corporate users. Liquidity in the resale market is generally robust for Downtown Dubai, though larger units can see longer marketing periods. The main risk points are service charges, ongoing supply in the Downtown segment, and the need to benchmark against other new-build, high-floor offerings in the area. The discount to original price provides a buffer, but buyers should underwrite conservatively, factoring in operating costs and realistic rental yields.
CONCLUSION
This distress deal at Imperial Avenue is best suited to investors or end-users seeking immediate Downtown Dubai exposure at a visible discount to recent developer pricing. The high-floor, 4-bedroom layout with full Burj Khalifa views is a strong differentiator, and the building’s amenity profile supports both rental and resale strategies. The main considerations are the premium per square foot relative to smaller units, service charge levels, and the need to validate ongoing demand for large-format Downtown apartments. For buyers comfortable with these points, the deal offers a practical route into a completed, high-specification Downtown asset with a meaningful cost advantage. The core thesis—a ready, discounted, large Downtown unit with immediate usability—stands up well in the current market context.
Location
IMPERIAL AVENUE — Downtown Dubai
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 4-BR IN IMPERIAL AVENUE behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.
Enter the asking price to run the model.
Every figure recalculates as you type. Use the price you are considering.
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.
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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