Property Overview
A 1-bedroom apartment in Sobha One Tower E, Sobha Hartland by Sobha Realty at AED 1,390,154, described by the agent as 13% below the original purchase price. Back-calculated OP: approximately AED 1,598,453. Estimated savings: AED 208,299. No unit size stated by the agent. Handover Q4 2026 (December 2026).
Property Highlights
- Type: 1BR apartment
- Asking price: AED 1,390,154
- OP (back-calculated): approximately AED 1,598,453
- Saving: approximately AED 208,299 (13.0%)
- Size: not stated (Sobha One 1BR range: 725 to 808 sqft)
- Developer: Sobha Realty (Tier 1)
- Building: Tower E within 5-tower Sobha One complex
- Status: near handover, Q4 2026
Below OP Analysis
The agent describes this as super distressed at 13% below OP. The selling price of AED 1,390,154 is very specific, suggesting it derives from the SPA. Back-calculating at 13%: OP is approximately AED 1,598,453. Including the 4% Oqood fee (approximately AED 63,938), the seller's total investment was approximately AED 1,662,391. Total estimated loss: AED 272,237 (16.4% of total investment).
DLD 1BR Transactions in Sobha One Tower E (2026)
- AED 1,971,642 at AED 2,440 per sqft (Jan 2026)
- AED 1,943,333 at AED 2,390 per sqft (Apr 2026)
- AED 1,776,381 at AED 2,405 per sqft (Sep 2026)
- AED 1,731,336 at AED 2,400 per sqft (Jul 2026)
- AED 1,731,056 at AED 2,345 per sqft (Jun 2026)
- AED 1,629,553 at AED 2,222 per sqft (Apr 2026)
16 total 1BR transactions recorded in the past 12 months. Range: AED 1,629,553 to AED 1,971,642. At AED 1,390,154, this asking is AED 239,399 (14.7%) below the lowest DLD transaction, indicating genuine below-market pricing.
Active 1BR Listings in Tower E
- AED 1,670,000 for 725 sqft (AED 2,303 per sqft, FAM Properties)
- AED 1,900,000 for 808 sqft (AED 2,351 per sqft, Bayut, listed as OP deal)
- AED 2,100,000 for 808 sqft (AED 2,599 per sqft, Bayut)
At AED 1,390,154, this listing is 17% below the cheapest active listing (AED 1,670,000) and 27% below the OP-deal listing (AED 1,900,000).
Unit Size Unknown
The agent did not provide the unit size. Sobha One 1BR apartments come in several layouts: 725 sqft, 732 sqft, and 807 to 808 sqft based on active listings and DLD records. A Type C Variant 3 layout at 808 sqft is documented. Estimated price per sqft based on possible sizes:
- If 725 sqft: AED 1,918 per sqft (21% below DLD average of AED 2,367)
- If 732 sqft: AED 1,900 per sqft (20% below DLD average)
- If 808 sqft: AED 1,721 per sqft (27% below DLD average)
Regardless of the actual size, the rate is significantly below recorded DLD transactions and active listings. Buyers should confirm the exact layout and size from the SPA.
About Sobha One
A 5-tower residential complex (Towers A through E) by Sobha Realty in Sobha Hartland, MBR City. Towers range from 33 to 65 storeys with approximately 2,700 units. Sold out from the developer. Construction started September 2023 with Q4 2026 handover. Amenities include infinity pool, gymnasium, spa, children play area, jogging and cycling tracks, retail and community centre.
About Sobha Hartland
An 8 million sqft master community by Sobha Realty in MBR City. Features international school, landscaped gardens, retail, cycling and jogging tracks. Approximately 10 minutes to Downtown Dubai, 5 minutes to Ras Al Khor Wildlife Sanctuary. Connected via Al Khail Road. Freehold ownership. Sobha Realty is a Tier 1 developer with consistent delivery track record across Dubai.
Verification Notes
The selling price (AED 1,390,154), 13% below OP claim and December 2026 handover are from the agent brief. The OP is back-calculated (AED 1,598,453) and should be verified from the SPA. The unit size was not stated and must be confirmed. DLD data confirms the asking price is significantly below all recorded 1BR transactions in Tower E. December 2026 handover is consistent across all sources. Sobha Realty is a Tier 1 developer.
