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.
PARK BEACH 2 · Al Marjan Island, Ras Al KhaimahDeca · Al Marjan Island, Ras Al Khaimah
DISTRESS DEAL: STUDIO IN PARK BEACH 2
- Unit
- STUDIO
- Size
- 451 sq.ft
- Developer
- Deca
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 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
- Payment to sellerAED 364,123
- DLD Transfer fee 4% + 40 AEDAED 41,240
- DLD Registration Trustee fee + 5%VATAED 5,250
- Buyer's agent comission 2% + 5%VATAED 21,630
- Total on transferAED 432,243
48 scheduled payments · AED 665,877
- 07/01/2026AED 10,916
- 08/01/2026AED 10,916
- 09/01/2026AED 10,916
- 10/01/2026AED 10,916
- 11/01/2026AED 10,916
- 12/01/2026AED 10,916
- 01/01/2027AED 10,916
- 02/01/2027AED 10,916
- 03/01/2027AED 10,916
- 04/01/2027AED 10,916
- 05/01/2027AED 10,916
- 06/02/2027AED 109,157
- 07/02/2027AED 12,129
- 08/02/2027AED 12,129
- 09/02/2027AED 12,129
- 10/02/2027AED 12,129
- 11/02/2027AED 12,129
- 12/02/2027AED 12,129
- 01/02/2028AED 12,129
- 02/02/2028AED 12,129
- 03/02/2028AED 12,129
- 04/02/2028AED 12,129
- 05/02/2028AED 12,129
- 06/02/2028AED 12,129
- 07/02/2028AED 12,129
- 08/02/2028AED 12,129
- 09/02/2028AED 12,129
- 10/02/2028AED 12,129
- 11/02/2028AED 12,129
- 12/02/2028AED 12,129
- 01/02/2029AED 12,129
- 02/02/2029AED 12,129
- 03/02/2029AED 12,129
- 04/02/2029AED 12,129
- 05/02/2029AED 12,129
- 06/02/2029AED 12,129
- 07/02/2029AED 12,129
- 08/02/2029AED 12,129
- 09/02/2029AED 12,129
- 10/02/2029AED 12,129
- 11/02/2029AED 12,129
- 12/02/2029AED 12,129
- 01/02/2030AED 12,129
- 02/02/2030AED 12,129
- 03/02/2030AED 12,129
- 04/02/2030AED 12,129
- 05/02/2030AED 12,129
- 06/02/2030AED 12,129
- Total remaining payment planAED 665,877
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Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
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.
Location
PARK BEACH 2 — Al Marjan Island, Ras Al Khaimah
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.
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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