Property Overview
A 1BR+Study apartment in 350 Riverside Crescent, Sobha Hartland 2 by Sobha Realty at AED 1,390,000, 20.0% below the original price of AED 1,737,500, saving AED 347,500. BUA 722 sqft at AED 1,925 per sqft. Lagoon view. 2 bathrooms. Handover Q1 2027.
Property Highlights
- Type: 1BR+Study apartment with 2 bathrooms
- BUA: 722 sqft
- Asking price: AED 1,390,000
- Original price: AED 1,737,500
- Saving: AED 347,500 (20.0%)
- Rate: AED 1,925 per sqft
- View: Lagoon
- Developer: Sobha Realty (Tier 1)
- Cluster: Riverside Crescent (towers 310 to 360)
- HO: Q1 2027
Below OP Analysis
The seller purchased at AED 1,737,500 and is asking AED 1,390,000, a AED 347,500 reduction (20.0%). Including the 4% Oqood fee of AED 69,500, the seller's total investment was AED 1,807,000. Total loss: AED 417,000 (23.1% of total investment). This is a deep loss indicating significant financial pressure.
DLD 1BR Transactions in 350 Riverside Crescent (Sep to Oct 2026)
- AED 2,034,392 for 851 sqft (Oct 2026, AED 2,390 per sqft)
- AED 1,980,886 for 843 sqft (Sep 2026, AED 2,350 per sqft)
- AED 1,661,841 for 704 sqft (Sep 2026, AED 2,360 per sqft)
- AED 1,620,337 for 594 sqft (Sep 2026, AED 2,730 per sqft)
- AED 1,447,068 for 629 sqft (Sep 2026, AED 2,300 per sqft)
62 off-plan transactions recorded in the past 12 months. Average rate: approximately AED 2,430 per sqft. At AED 1,925 per sqft, this listing is 20.8% below the DLD average, confirming the pricing is significantly below recorded transactions.
Active 1BR Listings in 350 Riverside Crescent
- AED 1,092,500 for 526 sqft (AED 2,077 per sqft)
- AED 1,180,000 for 527 sqft (AED 2,239 per sqft)
- AED 1,400,000 for 628 sqft (AED 2,229 per sqft)
- AED 1,450,000 for 722 sqft (AED 2,008 per sqft)
- AED 1,750,000 for 858 sqft 1BR+study (AED 2,040 per sqft)
At AED 1,925 per sqft, this listing is the cheapest per sqft among all active 1BR listings. In absolute terms, it is AED 60,000 below the next 722 sqft listing (AED 1,450,000). There are 70 active listings in the building across all types, indicating high resale inventory.
High Resale Inventory
With 70 active listings in a single building, 350 Riverside Crescent has significant resale inventory. This is common in large off-plan projects nearing handover as investors exit. For buyers, this creates negotiating leverage. For sellers, it means competition. The deep discount on this unit (20% below OP and cheapest per sqft in the building) may reflect the seller's awareness of this competition.
Lagoon View
Sobha Hartland 2 features a central man-made blue lagoon with beach access and a boardwalk. The Riverside Crescent towers (310 to 360) are positioned along the lagoon edge. Lagoon view is a premium view tier in this development. The lagoon is a constructed recreational feature, not natural water. Units facing the lagoon typically command higher prices than internal or road-facing units.
About Sobha Hartland 2
The second phase of Sobha Hartland by Sobha Realty, located in Mohammed Bin Rashid City (Bukadra area on DLD records). Features a central lagoon, boardwalk, retail and community facilities. Connected via Al Khail Road. Approximately 12 minutes to Downtown Dubai. Freehold ownership. Sobha Realty is a Tier 1 developer with an established track record. Riverside Crescent is a 6-tower cluster (310, 320, 330, 340, 350, 360) within Sobha Hartland 2.
Verification Notes
The OP (AED 1,737,500), selling price (AED 1,390,000), BUA (722 sqft), lagoon view and 2027 handover are from the agent brief. The 20.0% discount is mathematically exact. The 722 sqft size is not in Property Finder's standard unit table but appears in an active listing. Sobha classifies 1BR+study as 1.5BR with 2 bathrooms. DLD data confirms pricing is significantly below market. Handover: Q1 2027 per Property Finder and Real Estate Club; Bayut lists Q4 2027. Q1 to Q2 2027 is the best estimate.
