Property Overview
A 2-bedroom plus laundry apartment in Act One Tower by Emaar, Downtown Dubai at AED 3,150,000 for 1,063 sqft, equalling AED 2,964 per sqft. 6.8% below the original price of AED 3,380,000, saving AED 230,000. Fountain view. Low floor. Vacant. Ready property (completed 2022).
Property Highlights
- Type: 2-bedroom plus laundry apartment
- Size: 1,063 sqft
- Asking price: AED 3,150,000
- Original price: AED 3,380,000
- Saving: AED 230,000 (6.8%)
- Rate: AED 2,964 per sqft
- Floor: Low floor
- View: Fountain (likely partial at this floor level)
- Status: Vacant
- Completion: Q4 2022 (ready)
Below OP Analysis
The asking price of AED 3,150,000 is AED 230,000 (6.8%) below the stated OP of AED 3,380,000. Including the 4% DLD fee paid at purchase (AED 135,200), the seller's total loss is approximately AED 365,200 (9.7% of total investment).
DLD Transactions (2BR, Act One)
- AED 2,950,000 for 1,175 sqft (Aug 2026) = AED 2,510 per sqft
- AED 2,800,000 for 1,175 sqft (Jul 2026) = AED 2,380 per sqft
- AED 2,900,000 for 1,174 sqft (May 2026) = AED 2,470 per sqft
These transactions are for the larger 1,175 sqft 2BR layout, not the smaller 1,063 sqft layout. At AED 2,964 per sqft, this listing prices higher per sqft than the DLD transactions for larger units. Smaller units generally command a higher per-sqft rate, and a fountain-facing orientation adds value. However, the gap between DLD closing prices (AED 2,800,000 to AED 2,950,000 for a larger unit) and this asking price (AED 3,150,000 for a smaller unit) raises questions about how much the fountain view premium justifies the pricing.
Active Listings (2BR, Act One)
- AED 3,200,000 for 1,063 sqft, partial fountain view (fam Properties)
- AED 3,700,000 for 1,188 sqft, high floor, boulevard view, furnished and upgraded
- AED 3,500,000 for 1,214 sqft, water view
At AED 3,150,000, this listing is AED 50,000 below the lowest comparable asking price for the same size and view. It appears competitively priced within the active listing range for this layout, but the gap between listing prices and DLD closing prices suggests room for negotiation in the broader 2BR market.
Low Floor and Partial Fountain View
Act One Tower has 46 to 47 floors. A low floor means limited views, potential noise from the podium level and less natural light. The fountain view on a low floor is likely partial, as confirmed by a comparable listing that describes the same layout as partial fountain view. In Downtown towers, low floors trade at a meaningful discount to mid and high floors. The AED 550,000 gap between this unit (AED 3,150,000 at 1,063 sqft) and a high-floor furnished unit (AED 3,700,000 at 1,188 sqft) illustrates the combined floor and size premium.
About Act One Act Two
A twin-tower residential complex by Emaar in the Opera District, Downtown Dubai. Act One (Tower 1) has 46 to 47 floors; Act Two (Tower 2) has 52 floors. 788 total units. Completed Q4 2022, launched 2016. Unit types: 1BR, 2BR (1,001 to 1,509 sqft), 3BR, 4BR penthouses and townhouses. The complex sits adjacent to Dubai Opera and overlooks Burj Khalifa Lake and the Dubai Fountain. Architecture by Perkins Eastman. Amenities include pool, jacuzzi, gym, steam room, BBQ area, residents lounge, concierge and valet parking. Pets allowed.
Verification Notes
The asking price, OP, size, fountain view, low floor and vacant status are from the agent brief. The 1,063 sqft is confirmed within the 2BR range for Act One (1,001 to 1,509 sqft). The 6.8% saving is verified (230,000 divided by 3,380,000). DLD 2BR transactions for larger layouts close at AED 2,800,000 to AED 2,950,000 (AED 2,380 to AED 2,510 per sqft), which is below this per-sqft rate. The fountain view is likely partial at a low floor. The 2BR+laundry description is confirmed by listings showing laundry rooms in these layouts. Buyers should inspect the unit to assess actual view quality, verify the furnishing status (agent does not mention furnished or unfurnished) and request exact floor level.
