Property Overview
A 2-bedroom apartment in 310 Riverside Crescent by Sobha Realty, Sobha Hartland II at AED 2,000,000 for 1,095 sqft, equalling AED 1,826 per sqft. The agent claims 20% below OP. Back-calculating from the 20% discount, the implied OP is AED 2,500,000, with a saving of AED 500,000. 60/40 payment plan with 10% outstanding to the developer. Off-plan with handover Q2 2028.
Property Highlights
- Type: 2-bedroom apartment (Type A layout)
- Size: 1,095 sqft (101.7 sqm)
- Asking price: AED 2,000,000
- Implied OP: AED 2,500,000 (back-calculated from 20% discount claim)
- Implied saving: AED 500,000 (20%)
- Rate: AED 1,826 per sqft
- Payment: 60/40 plan, 10% outstanding to developer
- Handover: Q2 2028 (April 2028)
Below OP Analysis
The agent states 20% below OP but does not disclose the original purchase price. If AED 2,000,000 is 80% of the OP, the OP was AED 2,500,000 and the saving is AED 500,000. Sobha launched 2BR units from AED 2,200,000 for smaller layouts (907 sqft). An OP of AED 2,500,000 for a 1,095 sqft Type A (AED 2,283 per sqft at launch) is plausible. Buyers should request the original SPA to verify.
DLD Transaction Comparison
Two recent DLD transactions for 2BR units in 310 Riverside Crescent:
- AED 2,487,467 for 911 sqft (September 2026) = AED 2,730 per sqft
- AED 2,519,928 for 903 sqft (June 2026) = AED 2,790 per sqft
At AED 1,826 per sqft, this listing is 34% below the DLD average of AED 2,760 per sqft for 2BR units. Even accounting for the larger size (1,095 vs 903 to 911 sqft, where larger units typically trade at lower per sqft rates), this gap is significant. The DLD transactions may represent smaller premium layouts, while the 1,095 sqft Type A is a different configuration. Alternatively, this could indicate genuinely deep distress pricing.
Active Listings
- AED 2,300,000 for 903 sqft 2BR (Dubizzle, advertised as Below OP) = AED 2,548 per sqft
- AED 2,000,000 for 924 sqft 2BR (Dubizzle, Below OP, 60/40 plan) = AED 2,164 per sqft
Another 2BR is listed at the same AED 2,000,000 price point but for a smaller 924 sqft unit (AED 2,164 per sqft). This listing at 1,095 sqft for AED 2,000,000 (AED 1,826 per sqft) offers more space for the same price. Property Finder shows 50 total listings and 43 resale listings in the building, indicating active resale trading.
Payment Plan Details
Sobha's 60/40 plan: 20% down payment, 40% during construction (4 installments), 40% on handover. If 10% of the total purchase price is outstanding, the seller has paid approximately 90% of the OP. The buyer's obligations:
- AED 2,000,000 to seller (assignment price)
- Remaining 10% to Sobha: approximately AED 250,000 (if OP was AED 2,500,000)
- Total buyer outlay: approximately AED 2,250,000 (plus agency fees and DLD)
Confirm exact figures with Sobha's statement of account.
About 310 Riverside Crescent
A residential tower by Sobha Realty within the Riverside Crescent sub-community of Sobha Hartland II. Approximately 70 floors. Unit mix includes 1BR (608 to 902 sqft), 1.5BR (658 to 710 sqft), 2BR (907 to 1,467 sqft) and 2.5BR (1,461 sqft) apartments. The project is sold out from the developer, with 43 resale listings active on Property Finder. Construction approximately 50% complete. The tower features sky gardens at multiple levels, observation deck, infinity pool, two-floor gym, spa, padel and tennis courts, cinema and retail at podium level.
About Sobha Hartland II
A master-planned community by Sobha Realty in Bukadra, within Mohammed Bin Rashid City. Accessible via Ras Al Khor Road and Al Ain-Dubai Road. Approximately 10 to 12 minutes from Downtown Dubai and Business Bay, 12 to 15 minutes from DXB airport. The community includes the Riverside Crescent tower cluster (310 through 360), crystal lagoon, landscaped parks, schools, healthcare facilities and retail. Freehold ownership.
Verification Notes
The asking price, size (101.7 sqm converted to approximately 1,095 sqft), 20% below OP claim, 60/40 plan and 10% outstanding are from the agent brief. The 1,095 sqft matches the 2BR Type A layout (1,097.70 sqft per Sobha's brochure). The OP is back-calculated to AED 2,500,000 from the 20% discount claim; the actual OP is not disclosed. At AED 1,826 per sqft, the price is significantly below DLD transaction averages for 2BR units in this building (AED 2,730 to AED 2,790 per sqft). Buyers should verify the OP via the original SPA, confirm the exact amount outstanding to Sobha, and obtain the developer's statement of account before proceeding.
