2BR + Maid and Store Apartment in Sobha Waves Opulence at Original Price

Property Overview

This 2-bedroom apartment with a maid's room and store room is in Waves Opulence, a Sobha Realty development in Sobha Hartland. The asking price is AED 3,100,000, the same as the stated original purchase price, so there is no premium over OP. The agent gives the built-up area as 1,610 sq ft, which works out to about AED 1,925 per sq ft. The price is net to the owner.

Property Highlights

• Property type: Apartment
• Bedrooms: 2 plus maid's room and store room
• Built-up area: 1,610 sq ft (agent-stated)
• Asking price: AED 3,100,000
• Original purchase price: AED 3,100,000 (agent-stated)
• Premium over OP: zero
• Calculated rate: about AED 1,925 per sq ft
• Pricing basis: net to owner (agent-stated)

Why This Is Listed as an At-OP Deal

The asking price matches the agent's stated original purchase price of AED 3,100,000, so the seller is taking no premium. The original buyer would also have paid a Dubai Land Department fee. At the standard 4% rate, that is about AED 124,000, a cost the seller does not recover at this price. This DLD figure is a DPF calculation, not a figure from the seller's paperwork.

Because the price is net to the owner, the buyer should expect to pay their own transfer costs on top of AED 3,100,000. These include the DLD fee, any Sobha NOC or transfer fee, and agency fees. This is not a below-OP deal, and DPF does not claim a discount against market prices.

About the Project, Developer and Community

Waves Opulence is a Sobha Realty residential project in Sobha Hartland, the developer's master community in Mohammed Bin Rashid City. Published project listings describe:

• 1 to 3-bedroom apartments and 4-bedroom duplexes
• waterfront views
• amenities including an infinity pool, gym, children's play areas, gardens and a yoga area

Sobha Hartland is a mixed-use community with apartments, villas, schools, green spaces and retail. It sits beside Ras Al Khor Wildlife Sanctuary, with road links to Downtown Dubai, Business Bay and Dubai Creek.

Layout

The agent states a 1,610 sq ft layout with two bedrooms, a maid's room and a store room. The floor level, view, bathroom count and parking were not supplied. Buyers should confirm these from the SPA, the floor plan and a viewing.

Payment Status and Handover

The brief does not state whether the unit is completed or still off-plan, and it gives no payment plan or handover date. Buyers should confirm the following from the SPA and Sobha statement of account:

• the amount already paid
• any outstanding balance
• any handover payment
• the current construction status
• Sobha's NOC and transfer requirements

Location and Connectivity

Sobha Hartland lies in Mohammed Bin Rashid City off Al Khail Road, with access towards Downtown Dubai, Business Bay and Dubai Creek Harbour. Travel times vary with traffic and route.

Verification Notes

• Agent-supplied facts: project, bedrooms plus maid and store, 1,610 sq ft BUA, OP and asking price of AED 3,100,000, zero premium and net-to-owner pricing.
• DPF-calculated figures: about AED 1,925 per sq ft, and an estimated 4% DLD of about AED 124,000 on the original price.
• External project research: developer, unit mix and amenities from published project listings.
• Not verified: completion status, handover date, amount paid, floor, view, bathrooms and parking.