This 4-bedroom plus maid’s penthouse duplex in Harbour Views - Tower 1, Creek Harbour, is being offered as a distress deal at AED 9,500,000. The current asking price stands 20.8% below the AED 12,000,000 market reference, representing a direct AED 2,500,000 discount. With a generous 2,883 sq.ft of internal space, the entry basis is AED 3,295 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 · Creek HarbourEmaar · Creek Harbour
DISTRESS DEAL: 4-BR + Maid's IN HARBOUR VIEWS
- Unit
- 4-BR + Maid's
- Size
- 2,883 sq.ft
- Developer
- Emaar
The discount is measured against the market price recorded for this unit, not against a valuation.
Available when we last checked on 17 September 2026. The asking price shown is the one published when the listing was added on 2 June 2026, 107 days before that check, and it is not re-checked against the market automatically. A listing this old should be treated as indicative — confirm with us that it is still available and still at this price before you act on it.
On this page
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The numbers
Payment breakdown
- Payment to sellerAED 9,500,000
- DLD Transfer fee 4% + 40 AEDAED 380,040
- DLD Registration Trustee fee + 5%VATAED 5,250
- Buyer's agent comission 2% + 5%VATAED 199,500
- Total on transferAED 10,084,790
Ask us to walk through this schedule, or to confirm the current balance with the developer before terms are agreed.
Ask about these termsLayout
Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
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.
AMENITIES & SURROUNDING
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.
MARKET
At AED 3,295 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.
CONCLUSION
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 20.8% 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.
Location
HARBOUR VIEWS — Creek Harbour, Dubai
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 4-BR + Maid's 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 107 days old when we last checked this listing on 17 September 2026. It is not re-checked against the market automatically, so confirm it with us before relying on it.
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.
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.
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)
| Year | Net operating income | Sale proceeds, net | Net cash flow |
|---|---|---|---|
| 0 · today | — | — | −AED 10,079,500 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 9,300,500 | AED 9,300,500 |
| Years 1–5 | AED 0 | AED 9,300,500 | AED 9,300,500 |
| Less the year-0 outflow of AED 10,079,500 → total profit | −AED 779,000 | ||
Exit at year 5: illustrative sale price AED 9,500,000 less selling costs AED 199,500 = AED 9,300,500 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 growth | Exit price | Total profit | ROI | IRR |
|---|---|---|---|---|
| −5% p.a. | AED 7.35M | — | — | — |
| −3% p.a. | AED 8.16M | — | — | — |
| 0% p.a.your figure | AED 9.50M | — | — | — |
| 3% p.a. | AED 11M | — | — | — |
| 5% p.a. | AED 12.1M | — | — | — |
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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