Property Overview
A 1-bedroom apartment in Sobha Creek Vista Heights Tower B by Sobha Realty, Sobha Hartland at AED 1,460,000 for 853 sqft, equalling AED 1,712 per sqft. 15.7% below the seller's total investment of AED 1,731,976 (original price plus 4% DLD fee), saving AED 271,976. Floors 25 to 32 with full Downtown skyline view. Off-plan with handover expected Q1 2027.
Property Highlights
- Type: 1-bedroom apartment (Type E layout)
- Size: 853 sqft (788 sqft suite plus 65 sqft balcony per floor plan)
- Asking price: AED 1,460,000
- Seller's total investment (OP+DLD): AED 1,731,976
- Saving: AED 271,976 (15.7%)
- Rate: AED 1,712 per sqft
- Floor: 25 to 32
- View: Downtown skyline (northwest-facing)
- Handover: Q1 2027 (agent-stated, uncertain)
OP+DLD Breakdown
The agent states the seller's total investment as AED 1,731,976, inclusive of the 4% DLD fee. The original purchase price was approximately AED 1,665,362. The DLD fee paid was approximately AED 66,614. At AED 1,460,000, the seller absorbs a loss of AED 271,976 (15.7% of total cost). The buyer's total cost including their own DLD fee (AED 58,400) would be approximately AED 1,518,400, which is 12.3% below the seller's all-in cost.
Market Comparison
DLD Transactions (1BR, Creek Vista Heights)
- AED 1,468,104 for Tower A 1BR (Oct 2026, approximately AED 2,400 per sqft)
- AED 2,000,997 for 1BR (May 2026, likely larger 1BR+study layout)
- AED 1,880,937 for 1BR (Apr 2026)
The most relevant comparable is the Tower A 1BR at AED 1,468,104, which is nearly identical to this asking price. The higher transactions likely represent larger layouts (1BR+study at approximately 999 sqft). At AED 1,712 per sqft, this listing is below the AED 2,400 per sqft rate of the Tower A transaction, but size differences affect per-sqft comparisons.
Active Listings (1BR, Creek Vista Heights Tower B)
- AED 1,280,000 for 741 sqft (advertised as 100K below OP)
- AED 1,500,000 for 744 sqft (mid floor)
- AED 1,500,000 for 750 sqft (high floor)
- AED 2,150,000 for 999 sqft (1BR+study, very high floor)
The market for standard 1BR units clusters around AED 1.3M to AED 1.5M. At AED 1,460,000 for 853 sqft, this listing is within the market range. The 15.7% discount is real versus the seller's purchase price but the current market has corrected to this level, so this is not a unique distress bargain versus current pricing.
Important: Creek Vistas vs Creek Vista Heights
These are two separate projects within Sobha Hartland. Creek Vistas is an older mid-rise complex (2 towers, 31 floors each, 390 units, completed 2022). Creek Vista Heights is a newer high-rise project (2 towers, approximately 64 floors each, under construction). Rental data and DLD transactions from Creek Vistas (the older building) should not be directly compared, though they provide context for the broader Sobha Hartland market.
Handover Concern
The handover timeline is uncertain. The agent says Q1 2027. Bayut originally listed June 2026 completion, which has already passed without confirmed handovers. One construction tracking source showed 20.1% completion (though this data point may be outdated). Multiple other listings give different dates ranging from late 2026 to early 2027. The conflicting information across sources is a red flag. Buyers should verify construction progress directly with Sobha Realty and factor potential delays into their investment timeline.
About Sobha Creek Vista Heights
A two-tower high-rise residential complex by Sobha Realty within Sobha Hartland. Towers A and B with approximately 64 floors each. Unit types include 1BR (743 to 999 sqft), 2BR and larger configurations. The Type E layout for this unit offers 854.97 sqft total (788 sqft suite plus 66.84 sqft balcony) on floors 10 to 51 of Tower B.
About Sobha Hartland
A master-planned community by Sobha Realty in Mohammed Bin Rashid City, along the Dubai Water Canal. The community includes villas, townhouses and apartment towers across multiple projects (Creek Vistas, Creek Vista Heights, Hartland Greens, One and others). Freehold ownership with proximity to Downtown Dubai, Meydan and Ras Al Khor Wildlife Sanctuary. The broader Sobha Hartland median apartment price is approximately AED 1,800 to AED 2,200 per sqft. Gross rental yields for 1BR in Sobha Hartland range from 5.5% to 7.0%.
Verification Notes
The asking price, OP+DLD figure, size, floor range, view and handover date are from the agent brief. The 853 sqft matches the Type E floor plan for Tower B (854.97 sqft per Dubricks). The 15.7% discount is verified against the stated OP+DLD of AED 1,731,976. The current market price for comparable 1BR units is AED 1.3M to AED 1.5M, placing this listing within the active range. The DLD Tower A 1BR transaction at AED 1,468,104 (Oct 2026) confirms this price level. Handover date is uncertain; verify construction status with Sobha Realty. Remaining developer payments and assignment or transfer fees should be confirmed.
