Property Overview
A 1-bedroom apartment in Beachgate by Address, Emaar Beachfront at AED 3,150,000 for 795 sqft, equalling AED 3,962 per sqft. AED 300,000 below the seller's total investment (OP plus DLD) of AED 3,450,000, a saving of 8.7%. Floor 13 with Palm Jumeirah views. 70% paid to the developer. Off-plan with handover Q4 2026.
Property Highlights
- Type: 1-bedroom apartment (Address branded residence)
- Size: 795 sqft
- Asking price: AED 3,150,000
- Total investment (OP plus DLD): AED 3,450,000
- OP alone: Approximately AED 3,317,308
- Saving: AED 300,000 (8.7%)
- Rate: AED 3,962 per sqft
- Floor: 13
- View: Palm Jumeirah
- Paid to developer: 70% (approximately AED 2,322,116)
- Handover: Q4 2026
OP + DLD Covered Analysis
The seller's total investment was AED 3,450,000 (OP of approximately AED 3,317,308 plus 4% DLD of approximately AED 132,692). At AED 3,150,000, the seller absorbs the full DLD fee and an additional AED 167,308, totalling AED 300,000 in losses (8.7%).
Important: Cheaper Alternatives Exist
Two active 1BR listings in the same building are priced at approximately AED 2,900,000 (787 to 795 sqft, Palm view). These represent AED 250,000 (7.9%) less than this listing. The only DLD-registered 1BR sale (April 2026) was AED 2,981,888 for 795 sqft (AED 3,750 per sqft). At AED 3,150,000 (AED 3,962 per sqft), this listing is priced above both the competing listings and the last recorded transaction.
The seller has reduced from AED 3,450,000 (total investment) but the current market appears to have moved below the asking price. Buyers should compare this listing directly against the approximately AED 2,900,000 alternatives before making a decision.
Community Context
- Emaar Beachfront community median: AED 3,560 per sqft (this listing at AED 3,962 is 11.3% above)
- Community YoY price change: minus 13.3% (declining trend)
- 1BR rental range: AED 160,000 to 220,000 per year
- Gross rental yield at AED 3,150,000: approximately 5.1% to 7.0%
Floor and View
Floor 13 in a 45-storey tower is relatively low. The Palm Jumeirah view from this height is valid (the building sits between Palm Jumeirah and Dubai Marina with direct sightlines) but will be less expansive than higher floors. Two competing 1BR listings also advertise Palm views, suggesting this is a common orientation for 1BR units in the building.
Near Handover
Handover is expected Q4 2026 (December 2026). Construction started November 2022. The buyer would need the remaining approximately 30% of the OP (approximately AED 995,192) on or near handover. With 70% paid, the buyer's immediate obligation is this handover payment plus DLD registration (4% of AED 3,150,000 = AED 126,000).
About Beachgate by Address
Beachgate by Address is a 45-storey residential tower by Emaar Properties on Emaar Beachfront. Approximately 250 units: 242 apartments (1BR to 4BR) plus 8 penthouses and duplex penthouses, with 2 retail outlets at ground level. 7 podium levels for parking. The Address branding denotes a branded residence standard, not a hotel. Amenities include infinity pool, kids pool, gym, poolside deck and access to Emaar Beachfront's 1.5 km private beach and promenade.
About Emaar Beachfront
A gated island community between Palm Jumeirah and Dubai Marina, covering over 10 million sqft. 1.5 km private beach. Existing towers: Beach Vista, Sunrise Bay, Marina Vista, South Beach, Beach Isle and Grand Bleu by Elie Saab. Connected to Dubai Marina via pedestrian bridges. Close to Dubai Marina Mall and JBR Walk. Community median: AED 3,560 per sqft. Gross rental yield: approximately 6.0%.
Verification Notes
The asking price, size, floor 13, Palm view, 70% paid and Q4 2026 handover are from the agent brief. The agent states the price was reduced from AED 3,450,000 (at OP plus DLD). The 8.7% saving is verified (300,000 divided by 3,450,000). The 795 sqft matches confirmed 1BR layouts for this building. Active 1BR listings at approximately AED 2,900,000 in the same building suggest the asking price may be above current market. The only DLD 1BR sale was AED 2,981,888 (April 2026). Buyers should compare against the cheaper available alternatives, confirm the exact remaining payment schedule, and verify the handover timeline.
