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Palm Jumeirah AED 3,546/sqftDubai Maritime City AED 3,133/sqftDowntown Dubai AED 2,864/sqftDubai Islands AED 2,756/sqftDubai Creek Harbour AED 2,558/sqftBusiness Bay AED 2,491/sqftDubai Hills Estate AED 2,464/sqftDubai Marina AED 2,460/sqftJumeirah Lakes Towers AED 2,322/sqftMohammed Bin Rashid City AED 2,098/sqftAl Jaddaf AED 2,046/sqftJumeirah Village Triangle AED 1,656/sqftDubai South AED 1,653/sqftArjan AED 1,586/sqftJumeirah Village Circle AED 1,487/sqftDubai Sports City AED 1,324/sqftALL DLD SALES · OFF-PLAN + EXISTINGPalm Jumeirah AED 3,546/sqftDubai Maritime City AED 3,133/sqftDowntown Dubai AED 2,864/sqftDubai Islands AED 2,756/sqftDubai Creek Harbour AED 2,558/sqftBusiness Bay AED 2,491/sqftDubai Hills Estate AED 2,464/sqftDubai Marina AED 2,460/sqftJumeirah Lakes Towers AED 2,322/sqftMohammed Bin Rashid City AED 2,098/sqftAl Jaddaf AED 2,046/sqftJumeirah Village Triangle AED 1,656/sqftDubai South AED 1,653/sqftArjan AED 1,586/sqftJumeirah Village Circle AED 1,487/sqftDubai Sports City AED 1,324/sqftALL DLD SALES · OFF-PLAN + EXISTING
DLD · MEDIAN 12M TO NOV 2026
Price reduced4-BR in Peninsula 4 the Plaza B, Business Bay — distress deal from Mitchell's Commercial Real EstatePENINSULA 4 THE PLAZA B - HIGH FLOOR · Business Bay1 / 3

Select Group · Business Bay

DISTRESS DEAL: 4-BR IN PENINSULA 4 THE PLAZA B - HIGH FLOOR

Asking priceAED 6,800,000
Price per sq.ftAED 2,530
Original price + DLDAED 8,008,000
DiscountAED 1,208,00015.1% below original price
Unit
4-BR
Size
2,688 sq.ft
Developer
Select Group
Enquire about this unitSee the floor plan

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

Price reduced
Listed 28 September 2026

Available when we last checked. The asking price shown is the one we last recorded for this listing, 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 7,219,620The unit price plus the transfer fees and commission — the whole commitment, not the headline.
Unit priceAED 6,800,000
Fees and commissionAED 419,620
At transferDue at transferAED 7,219,620Payable when the unit transfers to the buyer.
  • Payment to sellerAED 6,800,000
  • DLD Transfer fee (4% + 40 AED)AED 272,040
  • Trustee Office FeeAED 4,200
  • Buyer's Agency Commission (2% + VAT)AED 142,800
  • Title Deed FeeAED 580
  • Total on transferAED 7,219,620

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
Floor
High
View
Full Burj, Skyline
Balcony
Yes
Corner unit
Yes
Handover
Ready

Layout

Floor plan

Floor plan for 4-BR in Peninsula 4 the Plaza B, Business BayFloor planView full size

Floor plan

Floor plan for 4-BR in Peninsula 4 the Plaza B, Business Bay

Distress Deal

PROJECT DESCRIPTION

OVERVIEW

The property is a four-bedroom corner apartment in Peninsula 4, The Plaza B, a Select Group building in Business Bay. The stated size is 2,688 sq.ft. The unit sits in a high floor band, has a full Burj and skyline view and a balcony, and is ready. A viewing is not possible before purchase.

The developer's floor plan shows the unit as type 4A, the first of four on its floor. Three bedrooms run along the skyline side with a balcony across them, and a fourth bedroom has its own balcony at the opposite end. The living and dining room faces Burj Khalifa, and the kitchen has an island. The master suite has a freestanding bath.

The asking price is AED 6,800,000. The original price plus the 4% DLD fee is AED 8,008,000, so the reduction is AED 1,208,000, or 15.1% below original price. On the stated size the price works out at AED 2,530 per sq.ft, against AED 2,979 per sq.ft at the original price plus DLD. The full amount falls due at transfer: AED 6,800,000 to the seller plus the transfer fees, for a total of AED 7,219,620. No plan follows.

LOCATION & TRANSPORT

The developer's location map places Peninsula at the Business Bay end of the Dubai Canal, south-west of Burj Khalifa. Sheikh Zayed Road runs to the west of the site, and Al Khail Road is also marked, running south of Business Bay. Burj Khalifa, the Dubai International Financial Centre and Dubai Mall lie to the north-east on the same map, and Dubai Opera sits beside the canal bend. Tolerance Bridge, Al Safa and Jumeirah are marked to the west and south-west.

Business Bay station on the Dubai Metro Red Line serves the district. The map also marks Dubai Design District, Dubai Healthcare City, Dubai Frame and Dubai International Airport.

AMENITIES & SURROUNDING

The developer's site plan shows two towers on a point of land that curves into the canal. Between them is a central plaza with a roundabout, several landscaped courtyards, swimming pools and sports courts, and a large lawn at the eastern tip. The renders show a promenade with evening lighting along the water, a glazed pavilion with a pool at the foot of the towers, and low terraced blocks with planted balconies.

Photographs taken on site show the completed towers above a plaza with a coffee outlet and covered walkways. The podium carries the Peninsula name above a stone-clad entrance, and the towers have continuous balconies on every floor.

Inside the building, the renders show a double-height lobby with full-height windows, armchairs, a long reception table and a wall of mailboxes. A second lounge has floor-to-ceiling bookshelves and a large suspended sculpture in blue mesh, looking onto the plaza.

MARKET

The reduction is measured against the original price plus the 4% DLD fee. On that basis the apartment is offered at 15.1% below original price, with a selling price of AED 6,800,000 against AED 8,008,000.

The unit is a completed resale, so the DLD transfer fee of AED 272,040 is struck on the asking price at 4% plus AED 40. The trustee office fee is AED 4,200 and the title deed fee is AED 580. The buyer's agency commission, at 2% plus VAT, is AED 142,800. With the AED 6,800,000 payment to the seller, those items make up the AED 7,219,620 due at transfer.

The building is complete. There is no construction stage left and no developer instalment to carry, so the price at transfer is the whole commitment.

CONCLUSION

The apartment suits a buyer who wants a large four-bedroom corner unit in a completed Business Bay tower, with a Burj Khalifa and skyline outlook, and who can complete without a viewing beforehand. It also suits an investor who values a reduction of 15.1% below original price and wants a ready unit with no instalments to follow.

The total cost including every transfer fee is AED 7,219,620, and the price on the stated size is AED 2,530 per sq.ft. Before terms are agreed, the title deed and a current service charge statement should be checked.

Location

PENINSULA 4 THE PLAZA B - HIGH FLOOR — Business Bay, Dubai

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Illustrative model

Scenario modeller

Set your own assumptions and see how DISTRESS DEAL: 4-BR IN PENINSULA 4 THE PLAZA B - HIGH FLOOR behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.

Listed
28 September 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
15.1%

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 2,530/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 7.21M
Price plus every acquisition cost
Illustrative exit price
AED 6.80M
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 7,214,800
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 6,800,000
DLD transfer fee (4%)AED 272,000
Agency fee (2%)AED 136,000
VAT on agency fee (5%)AED 6,800
Conveyancing, trustee & adminAED 0
Total cash investedAED 7,214,800

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 (2,688 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 7,214,800
1AED 0—AED 0
2AED 0—AED 0
3AED 0—AED 0
4AED 0—AED 0
5AED 0AED 6,657,200AED 6,657,200
Years 1–5AED 0AED 6,657,200AED 6,657,200
Less the year-0 outflow of AED 7,214,800 → total profit−AED 557,600

Exit at year 5: illustrative sale price AED 6,800,000 less selling costs AED 142,800 = AED 6,657,200 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 5.26M———
−3% p.a.AED 5.84M———
0% p.a.your figureAED 6.80M———
3% p.a.AED 7.88M———
5% p.a.AED 8.68M———

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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