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 2 June 2026, 62 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 10,000,000 |
| Payment to seller | AED 10,000,000 |
| DLD Transfer fee 4% + 40 AED | AED 400,040 |
| DLD Registration Trustee fee + 5%VAT | AED 5,250 |
| Buyer's agent comission 2% + 5%VAT | AED 210,000 |
| Total on Transfer | AED 10,615,290 |
| Total remaining Payment Plan | AED 0 |
| TOTAL COST FOR BUYER | AED 10,615,290 |
Photography
Distress Deal
This 4-bedroom plus maid’s penthouse duplex in Harbour Views - Tower 1, Creek Harbour, is being offered as a distress deal at AED 10,000,000. The current asking price stands 16.7% below the AED 12,000,000 market reference, representing a direct AED 2,000,000 discount. With a generous 2,883 sq.ft of internal space, the entry basis is AED 3,469 per sq.ft. The property is fully furnished, ready, and vacant, positioned on a high floor with a balcony and panoramic skyline and Creek Tower views. Two parking spaces are included. The immediate investment thesis is simple: this is a completed, high-floor penthouse with full furnishing and immediate usability, available at a clear discount to prevailing market levels. For investors, the value is not speculative; it is a live, ready Creek Harbour asset with both rental and resale flexibility, bypassing off-plan risk and developer handover timelines.
Harbour Views - Tower 1 is situated in Dubai Creek Harbour, a master-planned waterfront district by Emaar. The location offers direct access to Ras Al Khor Road, connecting efficiently to Downtown Dubai, Business Bay, and Dubai International Airport. Public transport options are developing, with future metro links planned, but for now, private vehicles, taxis, and ride-hailing services are the main modes of transport. The area’s proximity to central Dubai means that commute times to the city’s main business and leisure districts are competitive, supporting both end-user and rental demand. The waterfront setting and planned Creek Tower landmark further enhance the district’s long-term positioning, while the high-floor aspect of this unit ensures both privacy and uninterrupted views.
Harbour Views is a completed Emaar development, offering a full suite of amenities expected in a modern Dubai residential tower. Residents benefit from a swimming pool, well-equipped gym, landscaped podium gardens, children’s play areas, and 24-hour security. The project is integrated into the wider Creek Harbour community, which features waterfront promenades, retail outlets, cafes, and planned cultural attractions. The building’s high-floor units enjoy enhanced privacy and superior views, while the inclusion of two parking spaces adds practical value. The surrounding infrastructure is maturing, with new retail and dining options opening as the district develops, and the area’s walkability is steadily improving. The district’s master plan includes parks, marina access, and a growing network of leisure amenities, supporting both resident satisfaction and tenant appeal.
At AED 3,469 per sq.ft, this penthouse duplex is positioned below the typical market rate for comparable high-floor, furnished penthouses in Creek Harbour. The ready and vacant status is significant: buyers are not exposed to construction risk or uncertain handover timelines. The property’s size, layout, and view profile make it attractive to both end-users seeking a large family home and investors targeting premium rental yields. The Creek Harbour market has seen steady demand for larger, well-positioned units, particularly those with direct views and immediate usability. Liquidity in this segment is supported by the area’s ongoing development and Emaar’s brand credibility. Realistic risk points include the pace of district infrastructure completion, service charge levels, and competition from new launches. However, the discount to market reference provides a buffer against these factors, and the high-floor, furnished status differentiates this unit from standard stock.
For investors seeking immediate exposure to Creek Harbour’s growth story, this distress deal offers a clear entry advantage. The property is ready, vacant, and furnished, with a high-floor duplex layout and strong view credentials. The 16.7% discount to market reference is material, especially given the absence of off-plan risk and the ability to generate rental income or secure end-user resale from day one. The main considerations are the ongoing evolution of the Creek Harbour district and the need to confirm service charge levels and building management quality. Provided these factors are aligned, the case is straightforward: a high-spec, ready penthouse at a below-market entry point, with both rental and resale flexibility in a maturing waterfront district. The deal is best suited to buyers who value immediate usability and a tangible discount over speculative off-plan upside.
Illustrative model
Set your own assumptions and see how DISTRESS DEAL: 4-BR+MAID IN HARBOUR VIEWS 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 62 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.
Cash back is below cash out on these assumptions: over the whole hold this purchase returns less than it costs. Read the sensitivity table before drawing a conclusion.
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.
| Year | Net operating income | Sale proceeds, net | Net cash flow |
|---|---|---|---|
| 0 · today | — | — | −AED 10,620,000 |
| 1 | −AED 51,894 | — | −AED 51,894 |
| 2 | −AED 51,894 | — | −AED 51,894 |
| 3 | −AED 51,894 | — | −AED 51,894 |
| 4 | −AED 51,894 | — | −AED 51,894 |
| 5 | −AED 51,894 | AED 9,790,000 | AED 9,738,106 |
| Years 1–5 | −AED 259,470 | AED 9,790,000 | AED 9,530,530 |
| Less the year-0 outflow of AED 10,620,000 → total profit | −AED 1,089,470 | ||
Exit at year 5: illustrative sale price AED 10,000,000 less selling costs AED 210,000 = AED 9,790,000 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.
| Exit growth | Exit price | Total profit | ROI | IRR |
|---|---|---|---|---|
| −5% p.a. | AED 7.74M | −AED 3.30M | — | — |
| −3% p.a. | AED 8.59M | −AED 2.47M | — | — |
| 0% p.a.your figure | AED 10M | −AED 1.09M | — | — |
| 3% p.a. | AED 11.6M | AED 470k | — | — |
| 5% p.a. | AED 12.8M | AED 1.62M | — | — |
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.
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 Realty is a trading brand; the RERA-licensed entity is The Luxury Real Estate Brokers LLC.
HARBOUR VIEWS — Creek Harbour, Dubai
