This full-floor, four-bedroom apartment in Como Residences, Palm Jumeirah, is offered at AED 46,000,000, reflecting a 17.8% discount to the original price of AED 55,952,000. With a substantial internal area of 9,297 sq.ft, the entry basis is AED 4,948 per sq.ft. The deal structure includes an immediate payment of AED 35,300,000 to the seller, with the balance of AED 10,700,000 due on handover, scheduled for Q3 2027. The total acquisition cost, including DLD fees and agent commission, is AED 48,811,290. The investment thesis is straightforward: this is a rare opportunity to secure a full-floor residence in one of Palm Jumeirah’s most ambitious new towers, at a material discount to the developer’s original price. The scale, layout, and panoramic views position this asset for both capital appreciation and long-term rental potential, once the building completes.
COMO RESIDENCES · Palm JumeirahNakheel Properties · Palm Jumeirah
DISTRESS DEAL: FULL-FLOOR IN COMO RESIDENCES
- Unit
- FULL-FLOOR
- Size
- 9,297 sq.ft
- Developer
- Nakheel Properties
- Handover
- Q3 2027
The discount is measured against the original price + DLD recorded for this unit, not against a valuation.
This unit has sold. The page is kept as a record of a deal we transacted. Every figure on it — the asking price, the discount to original price and the payment schedule — is the position as listed on 13 March 2026 and is historic. It is not an indication of what the same unit, or a comparable one, would cost today.
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The numbers
Payment breakdown
- Payment to sellerAED 35,300,000
- DLD Transfer fee 4% + 40 AEDAED 1,840,040
- DLD Registration Trustee fee + 5% VATAED 5,250
- Buyer's agent commission 2% + 5% VATAED 966,000
- Total on transferAED 38,111,290
- On HandoverAED 10,700,000
- Total remaining payment planAED 10,700,000
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Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
Como Residences is located on the trunk of Palm Jumeirah, offering a strategic balance between accessibility and waterfront prestige. The Palm’s trunk provides more direct road access to Sheikh Zayed Road, Dubai Marina, and Media City compared to the fronds or crescent, reducing travel times for residents and visitors. Public transport options are limited on the Palm itself, but private vehicles, taxis, and ride-hailing services are the norm for this segment. The location is well-positioned for both local and international buyers seeking a recognisable Dubai address with practical connectivity to the city’s commercial and leisure districts. For investors, this trunk position enhances both rental appeal and future resale liquidity, as it avoids the isolation sometimes associated with deeper Palm addresses.
AMENITIES & SURROUNDING
Como Residences is a 75-storey tower developed by Nakheel, designed by Benjelloun Piper Architecture, and set to become a new architectural landmark on Palm Jumeirah. The project will feature a comprehensive suite of amenities, including a business centre, multiple swimming pools (some private to units), a rooftop infinity pool and viewing platform on the 71st floor, children’s play areas, splash pools, a padel tennis court, squash court, expansive lobby, private lounges, and a café. Each apartment is designed with either 180- or 360-degree panoramic views, smart home functionality, and large terraces. The immediate surroundings include Palm West Beach, Nakheel Mall, and a range of dining and retail options, all supporting the lifestyle positioning of the project. The building’s height and design ensure unobstructed views of the Arabian Gulf, Dubai skyline, and the full Palm crescent, reinforcing its appeal to buyers seeking both privacy and spectacle.
MARKET
At AED 4,948 per sq.ft, this full-floor unit sits in the upper tier of Dubai’s residential market, but the discount to original price is significant in the context of recent Palm Jumeirah launches. Comparable new-build, ultra-prime apartments on the Palm and in Downtown Dubai have transacted at similar or higher levels, often without the same scale or view quality. The full-floor layout is likely to attract both end-users seeking privacy and space, as well as investors targeting high-value rental or resale. Liquidity for this segment is typically lower than for smaller units, but the rarity and prestige of a full-floor residence in a branded tower can support price resilience. The main risk points are construction timeline (handover is Q3 2027, with some sources indicating a possible extension to 2028), ongoing service charges for such a large unit, and the depth of the buyer pool for ultra-prime product. However, the recent record-breaking penthouse sale in the same tower suggests continued appetite for unique, high-value assets on the Palm.
CONCLUSION
This deal is best suited to investors seeking exposure to the top end of Dubai’s residential market, with a focus on long-term capital preservation and the potential for rental income post-completion. The 17.8% discount to original price provides a meaningful entry advantage, especially given the scale, location, and amenity suite on offer. The main considerations are the construction timeline and the operational costs associated with a full-floor residence, but for buyers comfortable with these factors, the case is clear: a landmark asset in a globally recognised address, acquired at a below-market basis. This is not a mass-market rental play, but rather a strategic acquisition for those seeking rarity, scale, and the branding power of Palm Jumeirah’s next architectural icon.
Location
COMO RESIDENCES — Palm Jumeirah, Dubai
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: FULL-FLOOR IN COMO RESIDENCES behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.
Enter the asking price to run the model.
Every figure recalculates as you type. Use the price you are considering.
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.
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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