The offer is a bulk deal of nine apartments in Bayview - Tower 1, sold together as one lot and covering a full floor within the 30-40 floor band. The unit mix is four one-bedroom apartments, four two-bedroom apartments and one three-bedroom apartment, with a combined stated size of 10,041 sq.ft. The developer is Emaar and the sub-community is Emaar Beachfront. The views take in the Palm, the sea and the community, balconies are included, and handover is scheduled for Q2 2027. The asking price for the whole lot is AED 47,000,000 against an original price plus DLD of AED 58,416,792, a reduction of AED 11,416,792 or 19.5% below original price. On the stated size the price works out at AED 4,681 per sq.ft. The buyer pays AED 39,005,096 at transfer, of which AED 35,766,006 goes to the seller, and then carries AED 11,233,994 of remaining payment plan, giving a total cost of AED 50,239,090.
Emaar · Emaar Beachfront
DISTRESS DEAL: BULK DEAL - 9 APARTMENTS IN BAYVIEW - TOWER 1
- Unit
- BULK DEAL - 9 APARTMENTS
- Size
- 10,041 sq.ft
- Developer
- Emaar
- Handover
- Q2 2027
The discount is measured against the original price + DLD recorded for this unit, not against a valuation.
Available when we last checked. The asking price shown is the one published when the listing was added on 7 October 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
- Payment to sellerAED 35,766,006
- DLD Transfer fee (4% of OP + 40 AED)AED 2,246,840
- Trustee Office FeeAED 5,250
- Buyer's Agency Commission (2% + VAT)AED 987,000
- Total on transferAED 39,005,096
- 80% ConstructionAED 5,617,001
- On HandoverAED 5,616,993
- Total remaining payment planAED 11,233,994
Ask us to walk through this schedule, or to confirm the current balance with the developer before terms are agreed.
Ask about these termsUnit details
- Property type
- Apartment
- Bedrooms
- 1-BR x4, 2-BR x4, 3-BR x1
- Floor
- 30-40
- View
- Full Palm, sea and community
- Balcony
- Yes
Photography
Gallery
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
Emaar Beachfront is a waterfront community developed by Emaar, and Bayview - Tower 1 is one of its residential towers. The lot occupies the 30-40 floor band, from which the views of the Palm, the sea and the community are described. A waterfront high-rise community shapes daily movement in a particular way, with walking inside the development and car or taxi journeys beyond it. Handover is scheduled for Q2 2027, so the surrounding public spaces and neighbouring buildings continue to take shape until completion. A visit to the community in person gives a clearer picture of the setting than any plan can, and the roads, the waterfront and the neighbouring towers can all be seen at the hours that matter to the future occupants.
AMENITIES & SURROUNDING
Nine apartments make up the lot. Four have one bedroom, four have two bedrooms and one has three bedrooms, and together they cover 10,041 sq.ft of stated size on a full floor of the tower. The range from one to three bedrooms covers several household sizes within a single transaction, so the lot can serve more than one kind of occupant. Balconies are included, and the views extend over the Palm, the sea and the community. The shared facilities of Emaar Beachfront follow the developer's community plan, and their delivery follows the handover timetable for Q2 2027. Because the nine apartments are sold as one lot, the buyer holds an entire floor of the tower under a single purchase and a single set of transfer costs.
MARKET
The 19.5% reduction is measured against the original price plus the 4% DLD fee, which is the amount the first buyer committed to the developer, and it reads on that basis. At AED 4,681 per sq.ft on the stated size, the price reflects a bulk purchase of nine apartments in a high floor band, bought in the construction phase. The structure has three stages. At transfer the buyer pays AED 39,005,096, made up of AED 35,766,006 to the seller, the DLD fee of AED 2,246,840, the trustee office fee of AED 5,250 and the buyer's agency commission of AED 987,000. A payment labelled 80% Construction of AED 5,617,001 follows, and the final AED 5,616,993 falls due on handover, which together make up the remaining plan of AED 11,233,994. The DLD fee is calculated on the original price excluding DLD, because the lot is selling below that price. The payment to the seller and the remaining plan together make up the AED 47,000,000 asking price. The total of AED 50,239,090 includes every transfer cost.
CONCLUSION
The lot suits a buyer who wants a full floor of nine apartments in Emaar Beachfront within one transaction, such as a portfolio investor, and who can meet a staged payment plan through to Q2 2027. The reduction is 19.5% below original price, and the total cost including every transfer fee is AED 50,239,090. The nine apartments form one full floor plate in the 30 to 40 band, and the mix is four one-bedroom, four two-bedroom and one three-bedroom apartment across 10,041 sq.ft. The outlook is across the Palm, the sea and the community.
Location
BAYVIEW - TOWER 1 — Emaar Beachfront, Dubai
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: BULK DEAL - 9 APARTMENTS 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 is not re-checked against the market automatically — 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.
As stated on this listing. Rent cannot start before handover, so on an incomplete unit the early years of the schedule below are holding cost only.
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 49,867,000 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 46,013,000 | AED 46,013,000 |
| Years 1–5 | AED 0 | AED 46,013,000 | AED 46,013,000 |
| Less the year-0 outflow of AED 49,867,000 → total profit | −AED 3,854,000 | ||
Exit at year 5: illustrative sale price AED 47,000,000 less selling costs AED 987,000 = AED 46,013,000 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. 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 36.4M | — | — | — |
| −3% p.a. | AED 40.4M | — | — | — |
| 0% p.a.your figure | AED 47M | — | — | — |
| 3% p.a. | AED 54.5M | — | — | — |
| 5% p.a. | AED 60M | — | — | — |
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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