Property Overview
A 1-bedroom plus study apartment in Sobha One Tower B, Sobha Hartland at AED 1,690,000 for 684 sqft, equalling AED 2,471 per sqft. The asking price equals the original purchase price. The seller absorbs the 4% DLD registration fee (approximately AED 67,600), bringing their total investment to approximately AED 1,757,600. High floor with Burj Khalifa and Ras Al Khor views. 60% already paid to the developer, with 40% (AED 676,000) due on handover in Q1 2027.
Property Highlights
- Type: 1-bedroom + study apartment
- Size: 684 sqft
- Asking price: AED 1,690,000 (at OP)
- Total investment (OP plus DLD): AED 1,757,600
- Seller loss (DLD absorbed): AED 67,600 (3.8%)
- Rate: AED 2,471 per sqft
- Floor: High floor
- Views: Burj Khalifa and Ras Al Khor
- Paid to developer: 60% (AED 1,014,000)
- Remaining: 40% (AED 676,000) on handover
- Handover: Q1 2027
At OP Analysis
This listing is selling at the original purchase price of AED 1,690,000. There is no discount from the OP. The seller's loss is limited to the 4% DLD fee (approximately AED 67,600), representing 3.8% of their total investment. This is a motivated exit rather than a deep distress sale.
Value Proposition
The value for a buyer is not in the price discount (there is none from OP) but in the terms:
- Only AED 676,000 required on handover (40% of OP)
- High floor with dual premium views (Burj Khalifa and Ras Al Khor)
- Near-handover (Q1 2027, approximately 3 months away)
- Sobha Realty build quality in a flagship project
Market Positioning
Active 1BR listings in Sobha One Tower B for comparable sizes (675 to 684 sqft):
- AED 1,600,000 for 675 sqft = AED 2,370 per sqft
- AED 1,650,000 for 676 sqft = AED 2,441 per sqft
- AED 1,650,000 for 680 sqft = AED 2,426 per sqft
- AED 1,670,000 for 675 sqft = AED 2,474 per sqft
- AED 1,700,000 for 740 sqft = AED 2,297 per sqft
- AED 1,800,000 for 675 sqft = AED 2,667 per sqft
At AED 2,471 per sqft, this listing is in the upper-middle of the range. Lower-priced alternatives exist at AED 1,600,000 to 1,650,000 for similar sizes, though those may lack the high-floor and dual-view attributes. Sobha's current developer starting price for 1BR is AED 1,740,000.
DLD Transaction Context
Recent 1BR DLD transactions in Sobha One average approximately AED 2,265 to AED 2,500 per sqft. At AED 2,471 per sqft, this listing is within the recorded transaction range.
About Sobha One
Sobha One is a five-tower residential development (Towers A through E plus The Element) by Sobha Realty in Sobha Hartland. Tower B is 54 storeys. The project has approximately 2,700 units across all towers, ranging from 1BR to 4BR apartments, duplexes and full-floor residences. Amenities include an 18-hole pitch and putt golf course, infinity pool, sky terrace, four themed courtyards, cinema, gym, basketball court, tennis court, padel court, cycling track and retail spaces. Units feature smart home systems.
About Sobha Hartland
Sobha Hartland is a freehold master-planned community within Mohammed Bin Rashid City (MBR City). It features a 22-hectare green belt, two international schools, Sobha Hartland Mall, swimming pools, tennis courts and extensive landscaping. Located adjacent to the Ras Al Khor Wildlife Sanctuary. Drive times: Business Bay 12 minutes, DIFC 10 minutes, Dubai Mall 15 minutes, Dubai Airport 12 to 18 minutes.
Verification Notes
The asking price, OP (equal), size, high floor, dual views, 60% payment status and Q1 2027 handover are from the agent brief. The 684 sqft is consistent with the published 1BR + Study layout. The 60/40 payment plan is confirmed. The DLD absorption of AED 67,600 is calculated from the standard 4% fee. Buyers should confirm the exact floor, view orientation, remaining developer payment schedule, and NOC requirements.
