Distress Deal
On this page
The numbers
| UNIT PRICE | AED 6,700,000 |
| Original price + DLD 4% | AED 8,008,000 |
| Selling price | AED 6,700,000 |
| Discount | AED 1,308,000 (16.3%) |
| Developer | Select Group |
| Sub-community | Business Bay |
| Property type | Apartment |
| Built-up area | 2,688 sq.ft |
| Price per sq.ft (BUA) | AED 2,493 |
| Floor | (40-48) |
| View | Full Burj View, Skyline |
| Balcony | Yes — corner unit |
| Handover | Ready |
| Source listing | distressonly.deals/u/Qe4aof — listed 13 September 2026 |
Layout
Distress Deal
This four-bedroom corner apartment in Peninsula 4, The Plaza B, Business Bay, is offered at AED 6,700,000. The source records an original price plus the 4% DLD fee of AED 8,008,000, so the asking figure sits AED 1,308,000, or 16.3%, below original price. The apartment measures 2,688 sq.ft of built-up area, giving an entry basis of AED 2,493 per sq.ft on that built-up area. It occupies the fortieth to forty-eighth floor band with a full Burj Khalifa and skyline aspect, and carries a balcony. The developer is Select Group. Unlike every other listing in this current group, the building is complete and the unit is stated as ready: the source photographs show it unfurnished and unoccupied, with bare floors and protective film still in place.
Peninsula occupies the bend of the Dubai Water Canal at the southern edge of Business Bay, on the peninsula of land the canal wraps before it turns west towards the sea. Business Bay sits immediately south of Downtown Dubai, so the Burj Khalifa, the Dubai Mall and the Dubai Opera district are the nearest destinations rather than distant ones, and the tower's upper floors face them directly. Sheikh Zayed Road runs along the western edge and Al Khail Road along the eastern, giving the district both of the city's principal north-south arteries. Business Bay station on the metro Red Line serves the district, and the canal promenade and water taxi points run along the waterfront below. The source's own location material records Dubai Mall at five minutes, Dubai Design District at ten, Burj Al Arab at fifteen, Dubai International Airport at twenty and Dubai Marina at twenty-five.
Peninsula is a multi-tower master development arranged around a central plaza, with the podium levels given over to retail, dining and landscaped public space, and the canal promenade running along its water frontage. The district around it is mature: Business Bay has been occupied for years, so the supermarkets, clinics, gyms, schools and restaurants are in place and trading rather than scheduled. This apartment is a corner unit on a high floor band with a full Burj Khalifa aspect and its own balcony. Because the building is complete, a viewing is possible in a way it is not for any off-plan listing in this group, and the finish, the outlook and the common areas can be inspected directly rather than inferred from a render. For the building's full facility schedule, the service charge position and the floor plan, please contact us.
The 16.3% reduction is measured against the original price plus the 4% DLD registration fee, the basis the source publishes. That is an original launch basis, not a current market benchmark, and the distinction matters on a completed building: it compares the asking figure with the first buyer's commitment at launch, not with what comparable units in the tower are transacting at today. We have not attached a valuation and the source has not published one. At AED 2,493 per sq.ft on built-up area the entry basis is set against a four-bedroom corner floorplate with a full Burj aspect. Because the unit is ready and vacant, the buyer takes possession on transfer with no remaining developer instalments, so the cash requirement is the full price plus costs rather than a balance.
This suits a buyer who wants a large, high-floor, Burj-facing apartment they can occupy or let immediately, and who would rather inspect a finished unit than commit to a render. The corner floorplate, the 2,688 sq.ft area and the full Burj aspect are the durable attributes, and the ready status removes the construction risk that sits behind every other listing in this group. The AED 1,308,000 reduction is the headline figure, but it is measured against the launch price rather than against current resale evidence in the same building, and we will say plainly what comparable units are asking before any offer is made. For the floor plan, the title position, the service charge and current availability, please get in touch.
Illustrative model
Set your own assumptions and see how DISTRESS DEAL: 4-BR IN PENINSULA 4 THE PLAZA B behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.
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.
Set service charge, maintenance & management, vacancy allowance above to see cash back — until then this figure would be assuming zero for them.
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.
Figures marked “—” need service charge, maintenance & management, vacancy allowance entered above — we do not compute them on an assumed zero.
| Year | Net operating income | Sale proceeds, net | Net cash flow |
|---|---|---|---|
| 0 · today | — | — | −AED 7,108,700 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 6,559,300 | AED 6,559,300 |
| Years 1–5 | AED 0 | AED 6,559,300 | AED 6,559,300 |
| Less the year-0 outflow of AED 7,108,700 → total profit | −AED 549,400 | ||
Exit at year 5: illustrative sale price AED 6,700,000 less selling costs AED 140,700 = AED 6,559,300 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.
| Exit growth | Exit price | Total profit | ROI | IRR |
|---|---|---|---|---|
| −5% p.a. | AED 5.18M | — | — | — |
| −3% p.a. | AED 5.75M | — | — | — |
| 0% p.a.your figure | AED 6.70M | — | — | — |
| 3% p.a. | AED 7.77M | — | — | — |
| 5% p.a. | AED 8.55M | — | — | — |
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.
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.
More deals
The most recently listed deals that were still available when we last checked. Sold units are not shown here.
Healthcare City Phase II
Arjan
The Valley
Saadiyat Island, Abu Dhabi
Emaar South
Business Bay
Read next
A discounted unit is bought the same way any other is — the questions are just sharper. These are our own guides and articles on buying from overseas, taking on a resale or an off-plan assignment, and what the purchase actually costs.
The gold rule under an entry is its length, against the longest piece here.
How to Buy Dubai Property from Overseas
Power of attorney, attestation country by country, remote AML checks, funding the purchase, and remote signing against a short trip.
How to Buy Ready (Secondary) Property in Dubai
The fixed sequence the Land Department sets for a resale — an agreed Form F, a deposit, a developer NOC and the Trustee Office transfer.
Pre-Handover Assignment (Off-Plan ‘Flipping’) in Dubai: How It Works
Assigning an off-plan unit before handover — the developer NOC and minimum-paid rules, the fees that come off the profit, and when it still loses money.
Off-Plan Payment Plans in Dubai Explained: 10/90, 50/50 and Post-Handover
Construction-linked and post-handover structures, what escrow protects at each stage, and what happens if a later instalment cannot be funded.
NOC (No Objection Certificate) for a Dubai Property Purchase
What the developer’s certificate actually confirms, how service-charge clearance runs through Mollak, and the usual reasons issuance is delayed.
How to Vet a Dubai Developer Before You Buy
Brochures are marketing; DLD registration, project escrow status and broker licensing are checkable public facts. How to verify all three.
A Due-Diligence Checklist for Buying in Dubai
Who owns the title, whether the unit carries a mortgage or a restriction, whether its service charges are current — in order, with the tool that verifies each.
The True Cost of Buying Property in Dubai: All Fees Explained
Every fee set out individually — transfer, trustee office, agency commission, developer NOC and the mortgage costs — against the Land Department’s own published figures.
Mortgages for Non-Residents in Dubai
What a genuine non-resident can borrow, as distinct from a UAE-resident expatriate, which banks lend, and how a purchase is completed remotely.
Capital Gains & Property Tax in Dubai: What Investors Actually Pay
What an individual owner is and is not charged here, which transaction cost is the real one, and why your home-country position is a separate question.
How to Buy a Cancellation Unit in Dubai: Strategic Guide
A cancellation unit is a launch booking the first buyer lost — how they reach the market, and the steps to secure one at launch pricing.
How to Buy Dubai Property During Crisis and Build a Portfolio at Peak Fear
The historical entry points, yields by district, and a contrarian acquisition process for buying when confidence is at its lowest.
Buying a Resale Property in Dubai: Step-by-Step Guide for Investors
The process, the legal steps, the costs and the mortgage options, for residents and international investors alike.
How to Buy Property in Dubai as a Foreign Investor: Step-By-Step Guide
Costs, the legal process, the risks, and how to structure the investment — written for a buyer outside the UAE.
Buying Off-Plan Property in Dubai: Primary Market Guide
EOIs, SPAs, payment plans, Oqood, escrow, resales and mortgages — the primary market end to end.
Residential Mortgages in Dubai: Guide for Expats and Investors
Rates, loan-to-value limits, eligibility, fees and the documents a lender asks for, for residents and investors.
