1BR with Study in 320 Riverside Crescent, Sobha Hartland 2, 18.1% Below OP, High Floor, Lagoon and Villas View

Property Overview

A 1BR with study apartment is available in 320 Riverside Crescent, Sobha Hartland 2, Dubai. The unit provides 765 sqft of built-up area on a high floor with lagoon and villas views. The asking price is AED 1,500,000 (AED 1,961 per sqft), which is AED 331,433 or 18.1% below the original purchase price of AED 1,831,433. The agent describes this as the last price (non-negotiable).

In Sobha Hartland terminology, a 1.5BR or 1BR+study is a one-bedroom apartment with a dedicated study room and two bathrooms. Property Finder shows the 1BR+study range at 677 to 834 sqft in this building. This unit at 765 sqft falls within that range.

320 Riverside Crescent is developed by Sobha Realty within the Sobha Hartland 2 master community in Bukadra, Dubai. The tower has 59 residential floors above a podium level, with two basement levels and a rooftop. Handover is scheduled for Q3 2027 (July 2027). As of August 2026, construction was 57% complete. Primary sales are sold out.

Deal Analysis: 18.1% Below Original Purchase Price

The seller purchased this unit at AED 1,831,433 from Sobha Realty. The odd-numbered OP is characteristic of Sobha developer pricing, which uses formula-based unit pricing rather than round figures. At AED 1,500,000, the seller accepts an AED 331,433 loss on the purchase price alone, before accounting for DLD registration fees paid at the time of purchase.

The agent states 18% below OP. The calculated discount is 18.1% (331,433 divided by 1,831,433), confirming the agent's claim.

Pricing vs DLD Transactions in 320 Riverside Crescent

Property Finder records 39 DLD sale transactions in 320 Riverside Crescent over the past 12 months, all off-plan. The 1BR transactions provide a direct benchmark:

• 18 September 2026: AED 1,628,242 for 747 sqft (AED 2,180 per sqft)
• 3 September 2026: AED 1,453,892 for 526 sqft (AED 2,765 per sqft, a compact 1BR or studio-sized unit)
• 28 July 2026: AED 1,544,842 for 594 sqft (AED 2,600 per sqft)
• 12 June 2026: AED 1,896,875 for 759 sqft (AED 2,500 per sqft)
• 11 June 2026: AED 1,812,560 for 757 sqft (AED 2,395 per sqft)
• 10 April 2026: AED 2,257,335 for 981 sqft (AED 2,300 per sqft, likely a 1BR+study)

The most comparable transactions by size are the 757-759 sqft units from June 2026, which transacted at AED 1,812,560 to AED 1,896,875 (AED 2,395-2,500 per sqft). This listing at AED 1,500,000 for 765 sqft (AED 1,961 per sqft) is AED 312,560 to AED 396,875 below those June transactions for essentially the same size. It is also AED 128,242 below the most recent 1BR transaction at 747 sqft (18 September 2026), despite being 18 sqft larger.

The larger 981 sqft unit at AED 2,257,335 is likely a 1BR+study in the upper size range, making the per-sqft comparison less direct but still indicative: AED 2,300 per sqft versus AED 1,961 for this listing.

All DLD transactions remain off-plan. Some may be primary developer-to-buyer registrations rather than secondary market resales, though primary sales are reported as sold out.

Pricing vs DLD Transactions in 310 Riverside Crescent

For additional context, the adjacent 310 Riverside Crescent building in the same Riverside Crescent series shows 37 DLD transactions. 1BR units at approximately 690 sqft transacted at AED 1,572,881 to AED 1,690,157 (AED 2,280-2,495 per sqft). Larger 1BR units at 846-888 sqft transacted at AED 2,258,072 to AED 2,356,844 (AED 2,655-2,670 per sqft). This listing's pricing at AED 1,961 per sqft is below both ranges.

Pricing vs Active Listings

An active listing on Dubizzle shows a 1BR+study in 320 Riverside Crescent at AED 1,630,000 for 679 sqft on a mid floor (ref 4799-QvL2vA, Union Square House Real Estate, listed 26 September 2026, updated 12 October 2026). That listing is AED 130,000 more expensive for a unit that is 86 sqft smaller. The per-sqft comparison is AED 2,401 versus AED 1,961, a difference of AED 440 per sqft (18.3% lower).

This listing offers a larger unit on a higher floor at a lower total price and a significantly lower per-sqft rate. The lagoon and villas view from a high floor is also likely a more premium position than a mid-floor unit.

Payment Structure for Buyer

The developer payment plan for 320 Riverside Crescent is 20/40/40: 20% on booking, 40% during construction and 40% on handover (Q3 2027). The agent did not state how much of the payment plan the seller has completed.

Given that construction was 57% complete as of August 2026 and the booking phase is long past, it is likely that the 20% booking payment and a portion of the 40% construction tranche have been paid. The buyer would pay the seller an agreed equity amount and assume responsibility for remaining developer instalments plus the 40% handover payment.

Additional buyer costs include the DLD transfer fee of 4% (AED 60,000 on the transaction value) and agency commission (typically 2%, approximately AED 30,000). Sobha Realty charges a no-objection certificate (NOC) fee for resale assignments, which varies and is typically borne by the seller but should be confirmed.

About 320 Riverside Crescent

320 Riverside Crescent is the second tower in the Riverside Crescent series by Sobha Realty within Sobha Hartland 2. The building comprises 59 residential floors above a four-level podium, with two basement parking levels and a rooftop. The project is freehold.

Unit Mix

The building offers a range of layouts including 1BR (523-1,002 sqft), 1BR with study (677-834 sqft), 2BR and 3BR apartments. The 1BR+study layout features two bathrooms, distinguishing it from the standard 1BR which has one bathroom.

Amenities

Building amenities include an infinity pool, swimming pool, fully equipped gym and fitness centre, jogging tracks, kids splash pad, children's play area, a landscaped park, tennis court, social zone and leisure areas. The building has covered parking, a lobby, central air conditioning and 24/7 security with CCTV. The Sobha Hartland 2 master community adds lagoons and beaches, additional parks and retail areas.

Location

Sobha Hartland 2 is located in Bukadra, Dubai, adjacent to the original Sobha Hartland development in Mohammed Bin Rashid Al Maktoum City. The area sits between Al Khail Road (E44) and Ras Al Khor Road (E44), providing access to Business Bay, Downtown Dubai and Dubai International Airport. The Dubai Creek and Ras Al Khor Wildlife Sanctuary are nearby.

The Riverside Crescent series of towers (310 through 360) forms part of the Sobha Hartland 2 master plan, which includes residential towers, villas, townhouses, retail areas and the lagoon amenities that define the community's identity.

Verification Notes

• The OP of AED 1,831,433 is an odd figure consistent with Sobha Realty's formula-based developer pricing. This is a credible OP.
• The agent claims 18% below OP. Calculated discount: 331,433 / 1,831,433 = 18.1%. Claim verified.
• The listing at AED 1,961 per sqft is below every DLD 1BR transaction in 320 Riverside Crescent. The most comparable by size (757-759 sqft in June 2026) transacted at AED 2,395-2,500 per sqft. The most recent 1BR (747 sqft, September 2026) transacted at AED 2,180 per sqft.
• The only active 1BR+study comp in 320 RC on Dubizzle is AED 1,630,000 for 679 sqft (AED 2,401 per sqft), which is AED 130,000 more for 86 sqft less space.
• The 1BR+study layout (1.5BR in Sobha terminology) provides 765 sqft with two bathrooms and a study room. Property Finder confirms this layout exists at 677-834 sqft in 320 RC.
• The agent did not state what percentage of the payment plan has been paid. Buyer should confirm the outstanding developer balance before committing.
• Construction was 57% complete as of August 2026. Handover is Q3 2027 (July 2027). Primary sales are sold out, confirming this is a resale assignment.
• The agent stated last price, meaning non-negotiable.
• Lagoon and villas view from a high floor is a premium position in the building, offering open sightlines over the low-rise community.
• DLD sizes on Property Finder appear in the plot or gross area column and may differ from the actual BUA. The agent's stated 765 sqft BUA falls within the PF 1BR+study range of 677-834 sqft.