Distress Deal

DISTRESS DEAL: STUDIO IN PARK BEACH 2

Asking PriceAED 1,030,000

Below Original Price9.3%

Size451 sq.ft

Price / Sq.FtAED 2,284

Sold

Listed 5 June 2026Status confirmed 3 August 2026

This unit has sold and is no longer available. 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 5 June 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

UNIT PRICE

AED 1,030,000

PAYMENTS ON TRANSFER

Payment to seller	AED 364,123
DLD Transfer fee 4% + 40 AED	AED 41,240
DLD Registration Trustee fee + 5%VAT	AED 5,250
Buyer's agent comission 2% + 5%VAT	AED 21,630

PAYMENT PLAN SCHEDULE

07/01/2026	AED 10,916
08/01/2026	AED 10,916
09/01/2026	AED 10,916
10/01/2026	AED 10,916
11/01/2026	AED 10,916
12/01/2026	AED 10,916
01/01/2027	AED 10,916
02/01/2027	AED 10,916
03/01/2027	AED 10,916
04/01/2027	AED 10,916
05/01/2027	AED 10,916
06/02/2027	AED 109,157
07/02/2027	AED 12,129
08/02/2027	AED 12,129
09/02/2027	AED 12,129
10/02/2027	AED 12,129
11/02/2027	AED 12,129
12/02/2027	AED 12,129
01/02/2028	AED 12,129
02/02/2028	AED 12,129
03/02/2028	AED 12,129
04/02/2028	AED 12,129
05/02/2028	AED 12,129
06/02/2028	AED 12,129
07/02/2028	AED 12,129
08/02/2028	AED 12,129
09/02/2028	AED 12,129
10/02/2028	AED 12,129
11/02/2028	AED 12,129
12/02/2028	AED 12,129
01/02/2029	AED 12,129
02/02/2029	AED 12,129
03/02/2029	AED 12,129
04/02/2029	AED 12,129
05/02/2029	AED 12,129
06/02/2029	AED 12,129
07/02/2029	AED 12,129
08/02/2029	AED 12,129
09/02/2029	AED 12,129
10/02/2029	AED 12,129
11/02/2029	AED 12,129
12/02/2029	AED 12,129
01/02/2030	AED 12,129
02/02/2030	AED 12,129
03/02/2030	AED 12,129
04/02/2030	AED 12,129
05/02/2030	AED 12,129
06/02/2030	AED 12,129

SUMMARY

Total on Transfer	AED 432,243
Total remaining Payment Plan	AED 665,877
TOTAL COST FOR BUYER	AED 1,098,120

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Distress Deal

PROJECT DESCRIPTION

OVERVIEW

This studio apartment in Park Beach 2, Al Marjan Island, Ras Al Khaimah, is offered as a distress deal at AED 1,030,000. The original price, including DLD fees, was AED 1,135,232, meaning the current offer represents a 9.3% discount or AED 105,232 below the reference price. With a size of 451 sq.ft, the entry basis stands at AED 2,284 per sq.ft. The unit is positioned on a mid-level floor (between the 2nd and 6th), offering a partial sea view and a balcony. It comes with kitchen appliances and is scheduled for completion in September 2027. The immediate investment thesis is clear: this is an off-plan studio with a visible discount to the developer’s original pricing, in a waterfront project on Al Marjan Island. The buyer is securing a future-ready asset at a below-market entry point, with a payment plan structure that reduces initial capital outlay and spreads risk over the construction period.

LOCATION & TRANSPORT

Park Beach 2 is located on Al Marjan Island, a master-planned, man-made archipelago in Ras Al Khaimah. The island is positioned as a leisure and hospitality destination, with a growing profile due to ongoing resort and residential development. Access to Al Marjan Island is via the main coastal highway, connecting back to Ras Al Khaimah city centre and the E311/E611 corridors toward Dubai. Journey times to Dubai International Airport are typically around 50-60 minutes by car, making the location viable for both local and international users seeking a resort-style environment within reach of the city. Public transport options are limited, so private car or ride-hailing services are the primary means of access. For investors, this location appeals to buyers and tenants looking for a waterfront lifestyle, holiday use, or short-term rental potential, supported by the island’s growing hospitality infrastructure.

AMENITIES & SURROUNDING

Park Beach 2 is part of a modern residential development by Deca, designed to offer a resort-inspired living environment. Residents can expect access to amenities such as swimming pools, fitness facilities, landscaped gardens, and direct beach access. The building is expected to provide 24-hour security, concierge services, and dedicated parking. The surrounding area on Al Marjan Island features a mix of hotels, cafes, and retail outlets, with further infrastructure planned as the island matures. The waterfront promenade, public beaches, and recreational spaces support a leisure-oriented lifestyle. The project’s position within a developing hospitality corridor means residents and guests benefit from proximity to established resorts, entertainment venues, and planned attractions, enhancing both liveability and rental appeal.

MARKET

The Ras Al Khaimah residential market, and Al Marjan Island in particular, has seen increased attention from both end-users and investors, driven by the emirate’s positioning as a value-led alternative to Dubai’s waterfront districts. Studios in new projects on Al Marjan Island are typically marketed at a premium to inland RAK stock, reflecting the waterfront setting and resort amenities. At AED 2,284 per sq.ft, this unit is priced below the developer’s original schedule, and the payment plan structure may appeal to buyers seeking to manage cash flow during construction. The main investor case is for future rental demand, either as a holiday let or long-term lease, once the project and wider island infrastructure are complete. Liquidity in the resale market is improving but remains more limited than in Dubai, so investors should underwrite with a medium-term horizon and realistic assumptions on rental yields and exit timing. Key risks include construction delivery, service charge levels, and the pace of surrounding development, all of which can affect both rentability and capital appreciation.

CONCLUSION

This distress deal in Park Beach 2 offers an investor a discounted entry into Al Marjan Island’s waterfront residential market. The 9.3% discount to the original price, combined with a staged payment plan and a handover scheduled for September 2027, creates a case for buyers seeking exposure to a developing leisure destination with manageable upfront risk. The studio format, partial sea view, and inclusion of appliances add to its rental and resale appeal, particularly for those targeting holiday lets or end-users prioritising lifestyle amenities. The main considerations are the off-plan nature of the asset, the evolving infrastructure of Al Marjan Island, and the need for a medium-term investment horizon. For buyers comfortable with these factors, the deal presents a straightforward way to secure a waterfront asset below the developer’s original pricing, with the potential for both income and capital upside as the area continues to mature.

Illustrative model

Scenario modeller

Set your own assumptions and see how DISTRESS DEAL: STUDIO IN PARK BEACH 2 behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.

Purchase

Purchase price

The price you are actually considering.

Unit size

Drives the service charge only.

Time to handover

Rent and service charge both start here.

Holding & income

Gross annual rent

Your figure — we have not assumed one.

Rent growth

0% holds rent flat. It may be negative.

Vacancy allowance

8% is roughly a month plus re-letting.

Maintenance & management

Letting fees and routine repairs.

Service charge

Replace with the building's own schedule.

Acquisition costs

DLD transfer fee

4% is the Dubai standard.

Agency fee

Buyer-side. 5% VAT added.

Conveyancing, trustee & admin

Trustee, title deed, NOC.

Exit

Holding period

1 to 40 years.

Exit price growth

0% by default: we publish no price forecasts.

Sale agency fee

5% VAT added automatically.

Nothing to calculate yet

Enter the asking price to run the model.

Every figure recalculates as you type. Use the price you are actually considering.

How each figure is calculated

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 Realty is a trading brand; the RERA-licensed entity is The Luxury Real Estate Brokers LLC.

Location

PARK BEACH 2 — Al Marjan Island, Ras Al Khaimah

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