Distress Deal
Available when we last checked on 3 August 2026. The asking price shown is the one published when the listing was added on 7 July 2026, 27 days before that check, and it is not re-checked against the market automatically. Confirm availability and price with us before you act on it.
On this page
The numbers
| UNIT PRICE | AED 14,600,000 |
| Payment to seller | AED 10,054,567 |
| DLD Transfer fee 4% + 40 AED | AED 592,040 |
| DLD Registration Trustee fee + 5%VAT | AED 5,250 |
| Buyer's agent comission 2% + 5%VAT | AED 310,800 |
| 60% Construcrion | AED 1,581,811 |
| 80% Construcrion | AED 1,581,811 |
| On Handover | AED 1,581,811 |
| Total on Transfer | AED 10,750,457 |
| Total remaining Payment Plan | AED 4,745,433 |
| TOTAL COST FOR BUYER | AED 15,495,890 |
Layout
Distress Deal
Presenting a compelling opportunity for investors seeking value in Dubai’s prime waterfront market: a four-bedroom plus maid’s apartment in Bayview – Tower 1, Emaar Beachfront. This off-plan property offers a substantial 2,463 sq.ft of internal space, positioned on a high floor (38-45) with full panoramic views of the Palm Jumeirah and the Arabian Sea. The current asking price stands at AED 14,600,000, representing an 11.4% discount from the original reference price of AED 16,484,000. This equates to approximately AED 5,928 per square foot, a notable entry point for a branded, sea-facing residence in a flagship Emaar development. The payment structure includes AED 10,962,657 due on transfer and a remaining payment plan of AED 4,745,433, bringing the total buyer cost to AED 15,708,090. With handover scheduled for 2028, this listing presents an immediate opportunity to secure a premium asset at below-market pricing, with the potential for capital appreciation as the project approaches completion.
Bayview – Tower 1 is situated within the Emaar Beachfront master development, a sought-after enclave in Dubai Harbour, adjacent to Dubai Marina. The area is strategically positioned for both connectivity and lifestyle, offering direct access to Sheikh Zayed Road for seamless travel across the city. Residents benefit from proximity to key destinations such as Dubai Marina, Jumeirah Beach Residence, and Bluewaters Island, all reachable within a short drive. Public transport links are expected to improve further as the area matures, with ongoing infrastructure enhancements supporting both private and public mobility. The location’s waterfront setting ensures a tranquil environment, while remaining within easy reach of Dubai’s commercial and leisure hubs.
Residents of Bayview – Tower 1 will enjoy a comprehensive suite of amenities designed to support a modern, coastal lifestyle. The development features 24-hour security, covered parking, and sophisticated access control for peace of mind. The ninth-floor podium is dedicated to leisure, offering a large infinity pool with sea views, a state-of-the-art gymnasium, and landscaped areas with native and adaptable plant species. Families benefit from children’s play areas, shaded pools, and barbecue decks, while retail spaces and boutique stores on the ground level add daily convenience. The private beach is a central highlight, providing direct access to the shoreline and a serene setting for relaxation. Additional features include bicycle storage, electric vehicle parking, and shaded seating areas, all curated to enhance resident comfort and well-being.
Emaar Beachfront has established itself as one of Dubai’s most resilient and in-demand waterfront communities, with branded residences typically commanding a premium. The Bayview project, developed by Emaar and branded by Address Hotels + Resorts, is positioned to attract both end-users and investors seeking long-term value. Comparable four-bedroom apartments in similar developments have demonstrated strong rental demand, particularly among expatriate families and professionals valuing proximity to the Marina and direct beach access. Liquidity in the area is supported by Emaar’s reputation and the ongoing transformation of Dubai Harbour into a lifestyle destination. While the off-plan nature introduces typical risks—such as construction timelines and future market shifts—the current discount provides a buffer against short-term volatility. The property’s high-floor position and unobstructed sea views further enhance its appeal, supporting both rentability and future resale prospects.
For investors, this four-bedroom plus maid’s apartment in Bayview – Tower 1 represents a balanced proposition: immediate entry at a discounted rate in a flagship waterfront project, with the backing of a leading developer. The combination of size, views, and branded amenities positions the property well within Dubai’s evolving residential landscape. While off-plan investments require careful consideration of delivery timelines and market cycles, the fundamentals here—location, developer credibility, and below-reference pricing—offer a compelling case for capital preservation and potential upside. As Emaar Beachfront continues to mature, assets of this calibre are likely to see sustained demand from both tenants and future buyers. This listing is well-suited to investors seeking a blend of lifestyle appeal and long-term value in one of Dubai’s most promising coastal communities.
Illustrative model
Set your own assumptions and see how DISTRESS DEAL: 4-BR + Maid's IN BAYVIEW - TOWER 1 behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.
The date this listing was added to our records. The asking price below is the one published then, and was still 27 days old when we last checked this listing on 3 August 2026. It is not re-checked against the market automatically, so confirm it with us before relying on it.
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 15,490,600 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 14,293,400 | AED 14,293,400 |
| Years 1–5 | AED 0 | AED 14,293,400 | AED 14,293,400 |
| Less the year-0 outflow of AED 15,490,600 → total profit | −AED 1,197,200 | ||
Exit at year 5: illustrative sale price AED 14,600,000 less selling costs AED 306,600 = AED 14,293,400 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 11.3M | — | — | — |
| −3% p.a. | AED 12.5M | — | — | — |
| 0% p.a.your figure | AED 14.6M | — | — | — |
| 3% p.a. | AED 16.9M | — | — | — |
| 5% p.a. | AED 18.6M | — | — | — |
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.
BAYVIEW - TOWER 1 — Beachfront, Dubai
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.
