Low-Floor 3-Bedroom Off-Plan Apartment at Bay Grove Residences, Dubai Islands — Below Original Price

Property Overview

This is an off-plan low-floor three-bedroom apartment at Bay Grove Residences by Nakheel on Dubai Islands. Measuring 2,100 sq ft with private beach access, it is offered at AED 4,400,000 — AED 545,000 below the seller's stated original purchase price of AED 4,945,000, a discount of about 11%, at an indicative AED 2,095 per sq ft. Including the 4% DLD the original buyer paid, the asking price is about 14.4% below the total original cost.

Property Highlights

• Off-plan low-floor three-bedroom apartment at Bay Grove Residences, Dubai Islands
• 2,100 sq ft with direct private beach access
• Priced AED 545,000 (about 11%) below the stated original purchase price
• About 14.4% below the total cost including 4% DLD
• Asking price of AED 4,400,000 (approximately AED 2,095 per sq ft)

Why the Price Qualifies as Below OP

The seller states the apartment was originally purchased for AED 4,945,000 (the base price, excluding DLD). Against the current asking price of AED 4,400,000, this represents:

• Savings versus the base original price: AED 545,000 (about 11%)
• Savings versus the total cost including 4% DLD (about AED 5,142,800): about AED 742,800 (14.4%)
• Indicative rate: approximately AED 2,095 per sq ft, based on the 2,100 sq ft size

DPF has verified both figures against the supplied numbers. The original purchase price is seller-stated and plausible for a beach-access three-bedroom at Bay Grove; buyers should confirm the exact figure against the signed SPA and Dubai Land Department records. The original purchase date was not supplied.

About Bay Grove Residences, Dubai Islands and Nakheel

Bay Grove Residences is an off-plan waterfront development by Nakheel on Island B of Dubai Islands, delivered across multiple phases of interconnected buildings on a landscaped podium, with one to three-bedroom apartments, four-bedroom duplexes and penthouses. Residents enjoy direct access to Crystal Beach, an infinity pool and a beachfront raised ocean pool, a clubhouse, a cinema room, a fitness centre, family and kids' pools and play areas, landscaped podium gardens, a promenade, BBQ zones, co-working spaces and a pet wash, with basement parking. Homes feature curved balconies and floor-to-ceiling windows framing sea and skyline views. Dubai Islands connects to the mainland via the Deira Island Bridge, about 35 minutes from Dubai International Airport. Handover varies by phase (reported from Q1 2027 to 2029).

Layout and Floor

The brief describes a low-floor three-bedroom apartment of 2,100 sq ft with private beach access. View, bathroom count, parking and furnishing were not supplied and should be confirmed. To keep this listing accurate, no unit-specific details beyond those supplied and standard project features have been added.

Payment Plan and Handover

This is an off-plan resale, so the buyer takes over the seller's position subject to Nakheel's transfer process and the signed SPA. The project was offered on a 70/30 plan (20% down); the amount paid to date, outstanding balance, transfer fees, the phase and the exact handover for this unit should be confirmed. Handover varies by phase.

Location and Connectivity

Dubai Islands is a waterfront community off the coast of Deira, connected via the Deira Island Bridge, about 35 minutes from Dubai International Airport. Specific drive times were not supplied and are not stated here to avoid unverified claims; buyers should confirm distances to their own key destinations.

Verification Notes

• Agent-supplied facts: three-bedroom apartment, 2,100 sq ft, low floor, private beach access, off-plan, AED 4,400,000 asking price, an AED 4,945,000 base original purchase price, with '11% below OP' and '14.4% below total cost including 4% DLD' claims.
• Calculated by DPF: savings of AED 545,000 (about 11%) versus base OP and about AED 742,800 (14.4%) versus OP+DLD; both match the marketing. Indicative AED 2,095 per sq ft.
• Benchmark: seller/owner-supplied base original purchase price; original purchase date not supplied and not independently verified against DLD records.
• Taxonomy: structured community/area set to canonical 'Dubai Island'; real-world 'Dubai Islands' kept in prose.
• Researched project facts: developer (Nakheel), Bay Grove phases, 3-bedroom sizes, beach access, amenities and handover were taken from Nakheel/market sources; handover not supplied and varies by phase.
• The agent's "Distress Deal | 11% Below OP | 14.4% Below Total Cost Including 4% DLD | Low Floor | Private Beach Access" statement is preserved as an attributed agent marketing claim; DPF confirms both percentages.