Brand-New 2 Bedroom Apartment in Oxford Forest, JVC, Below OP Plus DLD

Property Overview

This brand-new, ready and vacant two-bedroom apartment in Oxford Forest, Jumeirah Village Circle (JVC), is offered as a distress sale at AED 1,650,000. The agent states the seller's original cost including the 4% DLD fee was AED 1,684,000, so the asking price is AED 34,000 or 2.0% below that figure. The unit measures 1,026 sq ft, approximately AED 1,608 per sq ft.

Property Highlights

• Property type: Apartment
• Bedrooms: 2
• Built-up area: 1,026 sq ft
• Asking price: AED 1,650,000
• Original price including DLD: AED 1,684,000 (agent-stated)
• Saving vs OP plus DLD: AED 34,000 (2.0%)
• Price per sq ft: approx. AED 1,608 (calculated)
• Condition: Brand new (agent-stated)
• Status: Ready and vacant (agent-stated)

How the Price Compares with the Original Cost

The agent states the seller paid AED 1,684,000 including the 4% DLD fee. Against that total, the AED 1,650,000 asking price is AED 34,000 or 2.0% lower.

Removing the DLD fee gives an estimated original purchase price of approximately AED 1,619,231. On that basis, the asking price is about AED 30,769 or 1.9% above the estimated pre-fee price. In practical terms, the seller is recovering the original price and part of the DLD fee, while the buyer pays a new 4% DLD fee on transfer.

Calculation

• AED 1,684,000 minus AED 1,650,000 = AED 34,000 (2.0% below OP plus DLD)
• AED 1,684,000 / 1.04 = approx. AED 1,619,231 estimated OP before DLD
• AED 1,650,000 minus AED 1,619,231 = approx. AED 30,769 above estimated OP
• AED 1,650,000 / 1,026 sq ft = approx. AED 1,608 per sq ft

The original cost comes from the agent's brief. DPF has not reviewed the title deed or SPA.

About the Project and Community

Oxford Forest is a residential building in Jumeirah Village Circle, an established mid-market community between Al Khail Road and Sheikh Mohammed Bin Zayed Road, with community parks, schools, clinics and everyday retail including Circle Mall.

Layout and Condition

The agent confirms a brand-new two-bedroom layout of 1,026 sq ft, ready and vacant. The floor, view, bathroom count, parking and furnishing were not supplied and should be confirmed during viewing.

Transfer

As a ready and vacant property, the sale would proceed by title transfer at the Dubai Land Department, with the buyer paying the standard 4% DLD fee. Buyers should confirm the title deed and any outstanding mortgage or service charges.

Verification Notes

• Agent-supplied facts: project, two bedrooms, 1,026 sq ft BUA, OP plus DLD AED 1,684,000, asking price AED 1,650,000, brand new, ready and vacant.
• Calculated by DPF: savings against OP plus DLD, estimated OP before DLD and price per sq ft.
• External context: community overview.
• Not supplied: developer, floor, view, bathrooms, parking, furnishing and service charge.