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Palm Jumeirah AED 3,556/sqftDubai Maritime City AED 3,142/sqftDowntown Dubai AED 2,880/sqftDubai Islands AED 2,761/sqftDubai Creek Harbour AED 2,562/sqftBusiness Bay AED 2,500/sqftDubai Marina AED 2,469/sqftDubai Hills Estate AED 2,460/sqftJumeirah Lakes Towers AED 2,321/sqftMohammed Bin Rashid City AED 2,098/sqftAl Jaddaf AED 2,048/sqftJumeirah Village Triangle AED 1,657/sqftDubai South AED 1,653/sqftArjan AED 1,585/sqftJumeirah Village Circle AED 1,487/sqftDubai Sports City AED 1,325/sqftALL DLD SALES · OFF-PLAN + EXISTINGPalm Jumeirah AED 3,556/sqftDubai Maritime City AED 3,142/sqftDowntown Dubai AED 2,880/sqftDubai Islands AED 2,761/sqftDubai Creek Harbour AED 2,562/sqftBusiness Bay AED 2,500/sqftDubai Marina AED 2,469/sqftDubai Hills Estate AED 2,460/sqftJumeirah Lakes Towers AED 2,321/sqftMohammed Bin Rashid City AED 2,098/sqftAl Jaddaf AED 2,048/sqftJumeirah Village Triangle AED 1,657/sqftDubai South AED 1,653/sqftArjan AED 1,585/sqftJumeirah Village Circle AED 1,487/sqftDubai Sports City AED 1,325/sqftALL DLD SALES · OFF-PLAN + EXISTING
DLD · MEDIAN 12M TO NOV 2026
Price reducedDISTRESS DEAL: FULL FLOOR IN BURJ KHALIFA — distress deal in Downtown Dubai from Mitchell's Commercial Real EstateBURJ KHALIFA · Downtown Dubai1 / 12

Emaar · Downtown Dubai

DISTRESS DEAL: FULL FLOOR IN BURJ KHALIFA

Asking priceAED 60,000,000
Price per sq.ftAED 3,901
Original priceAED 104,000,000
DiscountAED 44,000,00042.3% below original price
Unit
FULL FLOOR
Size
15,381 sq.ft
Developer
Emaar
Enquire about this unitSee the floor plan

The discount is measured against the original price recorded for this unit, not against a valuation.

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The numbers

Payment breakdown

Total cost for buyerAED 63,664,820The unit price plus the transfer fees and commission — the whole commitment, not the headline.
Unit priceAED 60,000,000
Fees and commissionAED 3,664,820
At transferDue at transferAED 63,664,820Payable when the unit transfers to the buyer.
  • Payment to sellerAED 60,000,000
  • DLD Transfer fee (4% + 40 AED)AED 2,400,040
  • Trustee Office FeeAED 4,200
  • Buyer's Agency Commission (2% + VAT)AED 1,260,000
  • Title Deed FeeAED 580
  • Total on transferAED 63,664,820

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
Full residential floor
Units
7
Unit mix
3 x 3-BR, 3 x 2-BR, 1 x 1-BR
Floor
High
Parking
13 spaces
Handover
Ready

Layout

Typical layouts in the building

These are the developer’s typical two- and three-bedroom layouts for apartments in Burj Khalifa, not a plan of this floor. The floor holds seven units, one of them a one-bedroom apartment for which the pack carries no layout.

Floor plan 1 for DISTRESS DEAL: FULL FLOOR IN BURJ KHALIFAFloor plan 1View full size

Floor plan 1

Floor plan 1 for DISTRESS DEAL: FULL FLOOR IN BURJ KHALIFA
Floor plan 2 for DISTRESS DEAL: FULL FLOOR IN BURJ KHALIFAFloor plan 2View full size

Floor plan 2

Floor plan 2 for DISTRESS DEAL: FULL FLOOR IN BURJ KHALIFA
Floor plan 3 for DISTRESS DEAL: FULL FLOOR IN BURJ KHALIFAFloor plan 3View full size

Floor plan 3

Floor plan 3 for DISTRESS DEAL: FULL FLOOR IN BURJ KHALIFA
Floor plan 4 for DISTRESS DEAL: FULL FLOOR IN BURJ KHALIFAFloor plan 4View full size

Floor plan 4

Floor plan 4 for DISTRESS DEAL: FULL FLOOR IN BURJ KHALIFA
Floor plan 5 for DISTRESS DEAL: FULL FLOOR IN BURJ KHALIFAFloor plan 5View full size

Floor plan 5

Floor plan 5 for DISTRESS DEAL: FULL FLOOR IN BURJ KHALIFA
Floor plan 6 for DISTRESS DEAL: FULL FLOOR IN BURJ KHALIFAFloor plan 6View full size

Floor plan 6

Floor plan 6 for DISTRESS DEAL: FULL FLOOR IN BURJ KHALIFA
Floor plan 7 for DISTRESS DEAL: FULL FLOOR IN BURJ KHALIFAFloor plan 7View full size

Floor plan 7

Floor plan 7 for DISTRESS DEAL: FULL FLOOR IN BURJ KHALIFA
Floor plan 8 for DISTRESS DEAL: FULL FLOOR IN BURJ KHALIFAFloor plan 8View full size

Floor plan 8

Floor plan 8 for DISTRESS DEAL: FULL FLOOR IN BURJ KHALIFA
Floor plan 9 for DISTRESS DEAL: FULL FLOOR IN BURJ KHALIFAFloor plan 9View full size

Floor plan 9

Floor plan 9 for DISTRESS DEAL: FULL FLOOR IN BURJ KHALIFA
Floor plan 10 for DISTRESS DEAL: FULL FLOOR IN BURJ KHALIFAFloor plan 10View full size

Floor plan 10

Floor plan 10 for DISTRESS DEAL: FULL FLOOR IN BURJ KHALIFA

Distress Deal

PROJECT DESCRIPTION

OVERVIEW

The property is one complete residential floor in Burj Khalifa, the Emaar tower in Downtown Dubai. The stated size is 15,381 sq.ft. The building is complete.

The floor holds seven separate units: three three-bedroom apartments, three two-bedroom apartments and one one-bedroom apartment. Thirteen parking spaces come with the floor.

A full floor can be held as seven titles or occupied as a single holding. The seven units are separate apartments of three sizes, so the floor can be understood unit by unit as well as in total.

The asking price is AED 60,000,000. The original purchase price is AED 104,000,000, so the reduction is AED 44,000,000, or 42.3% below original price. The asking price and the original purchase price are both subject to verification before terms are agreed.

LOCATION & TRANSPORT

Burj Khalifa stands in Downtown Dubai, next to Dubai Mall and the Dubai Fountain on Burj Khalifa Lake. The district was built around the tower and combines residential buildings, hotels, offices and retail along the Boulevard.

Sheikh Zayed Road runs close to the district and carries traffic towards Dubai International Financial Centre in one direction and towards Abu Dhabi in the other. Business Bay and the Dubai Canal lie immediately south of the district, and Sheikh Zayed Road gives access to both.

The Burj Khalifa/Dubai Mall station on the Dubai Metro Red Line serves the area, and a covered walkway links the station to Dubai Mall.

AMENITIES & SURROUNDING

Downtown Dubai is a mixed district of residential towers, hotels, offices and retail. Dubai Mall, Dubai Opera and the Boulevard are within the district, and the lake and fountain sit directly in front of the tower.

Emaar built the surrounding district as one master plan, so the towers, the mall, the opera house and the lakefront share the same public realm. The fountain performs on the lake in front of the tower.

MARKET

The reduction is measured against the original purchase price. On that basis the floor is offered at 42.3% below original price, with a selling price of AED 60,000,000 against AED 104,000,000. On the stated size the price works out at AED 3,901 per sq.ft, against AED 6,762 per sq.ft at the original price. The reduction is AED 2,861 per sq.ft.

The previous asking price was AED 68,000,000. The current price is AED 8,000,000 lower, at AED 60,000,000.

The floor is a completed resale, so the DLD transfer fee of AED 2,400,040 is struck on the asking price at 4% plus AED 40. The trustee office fee is AED 4,200 and the title deed fee is AED 580. The buyer's agency commission, at 2% plus VAT, is AED 1,260,000. With the AED 60,000,000 payment to the seller, those items make up the AED 63,664,820 due at transfer.

The building is complete. There is no construction stage left and no developer instalment to carry, so the price at transfer is the whole commitment. The total cost for the buyer equals the total on transfer, AED 63,664,820.

CONCLUSION

The floor suits a buyer who wants to acquire seven apartments in one completed Downtown Dubai tower in a single transaction, with 13 parking spaces included. A buyer who prefers to hold the units separately and a buyer who wants the whole floor under one ownership are both served by the same purchase.

The total cost including every transfer fee is AED 63,664,820, and the price on the stated size is AED 3,901 per sq.ft. Service charges in the building are levied per square foot through the owners association, so on a floor of this size the annual charge is a material cost and the current statement will show the rate. Before terms are agreed, the title deed, the original purchase price and a current service charge statement should be checked, and a viewing of the floor should be arranged. The title deed shows the registered owner and any registered encumbrance. The service charge statement shows what the seven units cost to maintain each year, and the original purchase price can be checked against the title deed history.

Location

BURJ KHALIFA — Downtown Dubai

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Illustrative model

Scenario modeller

Set your own assumptions and see how DISTRESS DEAL: FULL FLOOR IN BURJ KHALIFA behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.

Below original price
42.3%

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 3,901/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 63.7M
Price plus every acquisition cost
Illustrative exit price
AED 60M
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 63,660,000
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 60,000,000
DLD transfer fee (4%)AED 2,400,000
Agency fee (2%)AED 1,200,000
VAT on agency fee (5%)AED 60,000
Conveyancing, trustee & adminAED 0
Total cash investedAED 63,660,000

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 (15,381 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 63,660,000
1AED 0—AED 0
2AED 0—AED 0
3AED 0—AED 0
4AED 0—AED 0
5AED 0AED 58,740,000AED 58,740,000
Years 1–5AED 0AED 58,740,000AED 58,740,000
Less the year-0 outflow of AED 63,660,000 → total profit−AED 4,920,000

Exit at year 5: illustrative sale price AED 60,000,000 less selling costs AED 1,260,000 = AED 58,740,000 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 growthExit priceTotal profitROIIRR
−5% p.a.AED 46.4M———
−3% p.a.AED 51.5M———
0% p.a.your figureAED 60M———
3% p.a.AED 69.6M———
5% p.a.AED 76.6M———

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.

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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