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Palm Jumeirah AED 3,579/sqftDubai Maritime City AED 3,144/sqftDowntown Dubai AED 2,928/sqftDubai Islands AED 2,766/sqftDubai Creek Harbour AED 2,566/sqftBusiness Bay AED 2,524/sqftDubai Marina AED 2,491/sqftDubai Hills Estate AED 2,445/sqftJumeirah Lakes Towers AED 2,293/sqftMohammed Bin Rashid City AED 2,098/sqftAl Jaddaf AED 2,049/sqftJumeirah Village Triangle AED 1,662/sqftDubai South AED 1,650/sqftArjan AED 1,591/sqftJumeirah Village Circle AED 1,496/sqftDubai Sports City AED 1,326/sqftALL DLD SALES · OFF-PLAN + EXISTINGPalm Jumeirah AED 3,579/sqftDubai Maritime City AED 3,144/sqftDowntown Dubai AED 2,928/sqftDubai Islands AED 2,766/sqftDubai Creek Harbour AED 2,566/sqftBusiness Bay AED 2,524/sqftDubai Marina AED 2,491/sqftDubai Hills Estate AED 2,445/sqftJumeirah Lakes Towers AED 2,293/sqftMohammed Bin Rashid City AED 2,098/sqftAl Jaddaf AED 2,049/sqftJumeirah Village Triangle AED 1,662/sqftDubai South AED 1,650/sqftArjan AED 1,591/sqftJumeirah Village Circle AED 1,496/sqftDubai Sports City AED 1,326/sqftALL DLD SALES · OFF-PLAN + EXISTING
DLD · MEDIAN 12M TO SEP 2026
AvailableDISTRESS DEAL: 4-BR IN PENINSULA 4 THE PLAZA B - HIGH FLOOR — distress deal in Business Bay from Mitchell's Commercial Real EstatePENINSULA 4 THE PLAZA B - HIGH FLOOR · Business Bay1 / 2

Select Group · Business Bay

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

Asking priceAED 7,150,000,AED 2,660 per sq.ft
Original price + DLDAED 8,008,000
DiscountAED 858,00010.7% 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.

Available
Listed 28 September 2026

Available when we last checked. The asking price shown is the one published when the listing was added on 28 September 2026, 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 7,612,970The unit price plus the transfer fees and commission — the whole commitment, not the headline.
Unit priceAED 7,150,000
Fees and commissionAED 462,970
At transferDue at transferAED 7,612,970Payable when the unit transfers to the buyer.
  • Payment to sellerAED 7,150,000
  • DLD Transfer fee (4% of OP + 40 AED)AED 308,040
  • Trustee Office FeeAED 4,200
  • Buyer's Agency Commission (2% + VAT)AED 150,150
  • Title Deed FeeAED 580
  • Total on transferAED 7,612,970

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
Handover
Ready

Layout

Floor plan

Floor plan for DISTRESS DEAL: 4-BR IN PENINSULA 4 THE PLAZA B - HIGH FLOORFloor planView full size

Floor plan

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

Distress Deal

PROJECT DESCRIPTION

OVERVIEW

This four-bedroom corner apartment in Peninsula 4, The Plaza B, Business Bay, is offered at AED 7,150,000. The original price plus the 4% DLD fee was AED 8,008,000, so the asking price sits AED 858,000, or 10.7%, below original price. The apartment measures 2,688 sq.ft of built-up area, which gives AED 2,660 per sq.ft on BUA. It occupies a high floor band with a full Burj Khalifa and skyline view, and it is a corner unit with a balcony. The developer is Select Group. The building is complete and the unit is ready. A personal viewing is not possible before purchase.

At transfer the buyer pays AED 7,612,970. Of that, AED 7,150,000 goes to the seller, AED 308,040 is the DLD transfer fee, AED 4,200 is the trustee office fee, AED 150,150 is the buyer's agency commission and AED 580 is the title deed fee. There is no developer balance and no payment plan to service, so the transfer figure is the total cost to the buyer.

LOCATION & TRANSPORT

Peninsula sits on the bend of the Dubai Water Canal at the southern edge of Business Bay, immediately south of Downtown Dubai. Sheikh Zayed Road runs along the district's western edge and Al Khail Road along the eastern, so both of the city's principal north-south routes are close at hand. Business Bay station, on the Metro Red Line, serves the district, and the canal promenade with its water taxi points runs the length of the waterfront. Downtown Dubai, the Burj Khalifa and the Dubai Mall are minutes away by road rather than a planned outing, which matches the high-floor Burj and skyline view this unit carries. Dubai International Airport is around twenty minutes by road, and Dubai Marina about twenty-five. For a tenant commuting to Downtown, Business Bay or DIFC, the same roads and the metro serve the journey directly.

AMENITIES & SURROUNDING

Peninsula is a multi-tower development arranged around a central plaza, with retail and dining across the podium levels and a landscaped canal promenade along the water frontage. Business Bay is an established district, and its supermarkets, clinics, schools and restaurants are already open and trading. This unit is a corner apartment on a high floor with a full Burj Khalifa aspect and its own balcony, in a four-bedroom layout across 2,688 sq.ft. The tower itself is complete and its facilities are in place, though this particular unit cannot be inspected in person before an offer is made. For the building's facility schedule, the service charge position and the floor plan, please contact us.

MARKET

The 10.7% reduction is measured against the original price plus the 4% DLD registration fee, the original launch basis rather than a current market benchmark. It compares the asking figure with the first buyer's commitment at launch rather than with what comparable units in the tower are transacting at today. At AED 2,660 per sq.ft on built-up area, the entry basis sits against a four-bedroom corner floorplate with a full Burj aspect on a high floor. Because the asking price sits below the original price ex-DLD, the transfer fee is calculated on the original price rather than the asking price, which sets the DLD transfer fee at AED 308,040. The unit is titled and complete, so the buyer pays once at transfer, with nothing outstanding to a developer and no construction risk to underwrite. The branded scale of Peninsula's own podium, with its retail, dining and canal frontage, gives the building a wider base of amenity than a single tower would carry alone.

CONCLUSION

This suits a buyer who wants a large, high-floor, Burj-facing corner apartment in a completed Business Bay tower, and who is comfortable committing without a personal viewing beforehand. The corner floorplate, the 2,688 sq.ft area and the full Burj aspect are the durable attributes, and the ready status removes construction risk. The AED 858,000 reduction is measured against the original launch price rather than current resale evidence in the same building, and we will set out 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.

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
10.7%

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 2,660/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 7.59M
Price plus every acquisition cost
Illustrative exit price
AED 7.15M
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 7,586,150
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 7,150,000
DLD transfer fee (4%)AED 286,000
Agency fee (2%)AED 143,000
VAT on agency fee (5%)AED 7,150
Conveyancing, trustee & adminAED 0
Total cash investedAED 7,586,150

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 7,586,150
1AED 0—AED 0
2AED 0—AED 0
3AED 0—AED 0
4AED 0—AED 0
5AED 0AED 6,999,850AED 6,999,850
Years 1–5AED 0AED 6,999,850AED 6,999,850
Less the year-0 outflow of AED 7,586,150 → total profit−AED 586,300

Exit at year 5: illustrative sale price AED 7,150,000 less selling costs AED 150,150 = AED 6,999,850 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 5.53M———
−3% p.a.AED 6.14M———
0% p.a.your figureAED 7.15M———
3% p.a.AED 8.29M———
5% p.a.AED 9.13M———

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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