EXECUTIVE SUMMARY
Investment Analysis: Sobha Creek Vistas Heights - Tower A
This summary provides a financial analysis of a two-bedroom unit classified as a distressed asset in Sobha Creek Vistas Heights - Tower A. The asking price reflects a strategic pricing approach in the current market conditions.
Investment Details
Project Name: Sobha Creek Vistas Heights - Tower A
Asking Price: AED 2,015,000
Original Price: AED 2,094,830
Property Size: 970 sq. ft
Discount Offered: 3.8%
Price Assessment
The following indicates the price per square foot, serving as a key metric in comparing this property within the market segment:
Price per sq. ft.: AED 2077.32
Conclusion
This investment opportunity, labeled as a distress deal, allows for potential capital appreciation and should be considered by investors seeking value acquisition in Dubai's robust real estate market. The pricing strategy reflects both a discount in comparison to the original price and a competitive position within the local market structure.
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PAYMENT PLAN
UNIT PRICE | AED 2,015,000 |
PAYMENTS ON TRANSFER
1. Payment to seller | AED 1,209,296 |
2. DLD Transfer fee 4% + 40 AED | AED 80,640 |
3. DLD Registration Trustee fee + 5% VAT | AED 5,250 |
4. Buyer's agent commission 2% + 5% VAT | AED 42,315 |
PAYMENT PLAN SCHEDULE
On Handover | AED 805,704 |
SUMMARY
Total on Transfer | AED 1,337,501 |
Total remaining Payment Plan | AED 805,704 |
TOTAL COST FOR BUYER | AED 2,143,205 |
PROJECT DESCRIPTION
Overview
Sobha Creek Vistas Heights is a residential multi building complex located within Sobha Hartland in Meydan One, a large sub district of Mohammed Bin Rashid City in Dubai. The development forms part of the wider Sobha Hartland master community, a mixed use district planned around residential towers, villas, educational facilities, landscaped parkland and retail infrastructure. Sobha Creek Vistas Heights consists of two residential towers known as Tower A and Tower B. The structures are planned to rise to approximately 55 and 65 storeys respectively and sit within a high density residential cluster close to Dubai Creek and the Ras Al Khor Wildlife Sanctuary. The project is being delivered by Sobha Realty through its subsidiary Sobha Properties Ltd, the master developer responsible for the wider Sobha Hartland area.
Development Context
Sobha Hartland occupies a strategic location within Mohammed Bin Rashid City, positioned south of Business Bay and Downtown Dubai. The district forms part of a broader urban expansion that connects Meydan, Nad Al Sheba and the central Dubai canal corridor. Sobha Creek Vistas Heights sits within the northern portion of the Sobha Hartland community where a series of mid rise and high rise residences overlook landscaped parkland and internal road networks. The development contributes to the ongoing residential densification taking place in the Meydan One zone where large parcels of land have been earmarked for apartment clusters supported by schools, parks and neighbourhood retail facilities.
Architecture And Building Composition
The complex comprises two individual residential towers arranged around a shared podium and landscaped environment. Tower A and Tower B are each designed as high rise structures accommodating multiple tiers of residential apartments with mechanical floors and resident amenity spaces integrated into the podium levels. The residential mix includes one bedroom, two bedroom and three bedroom apartments. Approximately fifty percent of the units within the development are configured as one bedroom apartments reflecting the building programme oriented toward compact urban housing within close reach of central Dubai business districts.
Construction And Project Timeline
The project was first traced in mid 2022 with construction works commencing around March 2023. According to project data associated with the Dubai Land Department and Dubai Municipality, the estimated completion target for Sobha Creek Vistas Heights was March 2025. Construction is part of the wider expanding pipeline of residential projects in Mohammed Bin Rashid City where large scale master developments are progressing in multiple phases. The overall project value recorded with the Land Department is approximately AED 930033000, placing the scheme in the mid range category for high rise residential construction within Dubai.
Location Within Mohammed Bin Rashid City
The site is positioned in Al Merkadh within the northern Meydan district of Mohammed Bin Rashid City. This location sits between Downtown Dubai and the Ras Al Khor wetlands, providing relatively direct access to the central business core of the emirate. Nearby residential neighbourhoods include Azizi Riviera approximately one kilometre away and District One around 2.7 kilometres from the site. Business Bay lies roughly 3.4 kilometres to the west while Downtown Dubai and the Burj Khalifa precinct are approximately 3.3 kilometres away. The broader area continues to develop as a mixed residential zone integrated with leisure, retail and office destinations.
Transport Connectivity
Road connectivity from Sobha Creek Vistas Heights is primarily provided through Al Khail Road and internal Meydan access routes linking the community to central Dubai corridors. Estimated driving times indicate a journey of approximately sixteen minutes to Dubai Mall, about twenty eight minutes to Palm Jumeirah, roughly twenty six minutes to the Burj Al Arab coastal area and around thirty one minutes to The Walk at Jumeirah Beach Residence. Dubai International Airport is located approximately eighteen minutes away by car while Al Maktoum International Airport in Dubai South can be reached in roughly forty four minutes under normal traffic conditions.
Nearby Infrastructure And Amenities
The immediate Sobha Hartland area is planned as a self contained residential environment supported by educational institutions, parks and everyday retail services. Two major international schools operate close to the development including Hartland International School located approximately 0.3 kilometres away and North London Collegiate School Dubai approximately 0.5 kilometres away. The surrounding Meydan district also hosts additional educational facilities within a few kilometres of the site. Public green space is distributed throughout the community including Riviera West Park, Sobha Hartland Estates Park and Riviera South Park which all lie within roughly one kilometre of the development.
Leisure And Landmark Proximity
Several established Dubai attractions are located within relatively short distances of Sobha Creek Vistas Heights. Ras Al Khor Wildlife Sanctuary lies approximately 2.7 kilometres away and represents a protected wetland habitat known for migratory bird populations. Downtown Dubai entertainment destinations including Kidzania and Dubai Mall cinemas are also approximately 2.6 to 2.9 kilometres from the site. Additional leisure facilities such as The Track Meydan Golf course are situated around 2.2 kilometres away while Dubai Hills Golf Club lies deeper inland at roughly 7.4 kilometres distance.
Residential Market Position
Apartment layouts within Sobha Creek Vistas Heights are oriented toward urban professionals and small households seeking proximity to central Dubai workplaces. Recorded off plan transactions indicate a typical apartment size range from around 600 square feet for one bedroom units to over 1200 square feet for larger multi bedroom layouts. The development has attracted ongoing sales activity recorded by the Dubai Land Department including pre registration sales and grant transaction entries recorded throughout 2026. Unit pricing within the towers varies depending on size, floor level and view orientation toward Downtown Dubai or internal landscaping.
Distressed Asset Context
Within the current resale environment some listings in Sobha Creek Vistas Heights are marketed at pricing levels below prevailing market averages for comparable Sobha Hartland developments. When units are offered below comparable transaction benchmarks they can be classified as distressed assets within real estate investment classification frameworks. In this context distressed assets refer to properties transferred or sold at a discount relative to typical market values, often due to investor liquidation, early exit timing or financing circumstances. Such below market pricing conditions position specific units in Sobha Creek Vistas Heights as distressed assets when compared to similar developments within Mohammed Bin Rashid City.
Urban Role Within The Meydan District
The Meydan and Mohammed Bin Rashid City corridor continues to evolve as a major mixed residential extension of central Dubai. Sobha Creek Vistas Heights contributes to this urban expansion by providing vertical residential capacity adjacent to established destinations including Meydan Racecourse, Business Bay and Downtown Dubai. As infrastructure within Meydan One matures with additional parks, retail zones and road networks, projects such as Sobha Creek Vistas Heights form part of the long term residential fabric planned for the district. The complex therefore represents a high density housing component embedded within the wider Sobha Hartland master planned community.