Property Overview
A 3-bedroom apartment in Crest Grande Tower A, Sobha Hartland by Sobha Realty at AED 3,250,000 for approximately 1,616 sqft, equalling AED 2,011 per sqft. The agent states the market price is AED 3,400,000, implying a saving of AED 150,000 (4.4%). 10 units available on floors 15 and above, with a minimum purchase of 4 units or available individually. Ready property (BCC received March 2026).
Property Highlights
- Type: 3-bedroom apartment
- Size: Approximately 1,616 sqft (agent says approximately 1,600)
- Asking price: AED 3,250,000 per unit
- Agent-stated market: AED 3,400,000
- Implied saving: AED 150,000 (4.4%)
- Rate: AED 2,011 per sqft
- Units available: 10 (minimum 4 or individually)
- Floors: 15 and above
- Completion: March 2026 (ready, BCC issued)
Market Assessment
The agent claims a market price of AED 3,400,000. This benchmark is partially supported by data but represents the upper end of the range, not the market average.
DLD Transactions (Crest Grande, 3BR)
- AED 3,300,000 for 1,695 sqft (Jul 2026) = AED 1,947 per sqft (larger layout)
The only recorded 3BR DLD transaction sold at AED 3,300,000 for the larger 1,695 sqft layout. On a per sqft basis, AED 1,947 per sqft is below the asking price of AED 2,011 per sqft. This suggests the asking price may be at or above recent transaction levels, not below.
Active Listings (3BR, Crest Grande)
Listing data for the standard approximately 1,612 to 1,616 sqft layout:
- AED 3,050,000 for 1,612 sqft on Dubizzle (Tower A, marked urgent, no agents) = AED 1,892 per sqft
- AED 3,250,000 for 1,616 sqft (multiple expired listings) = AED 2,011 per sqft
- AED 3,500,000 for 1,612 sqft (expired listing, high floor) = AED 2,171 per sqft
A competing Tower A 3BR is actively listed at AED 3,050,000 (AED 1,892 per sqft), which is AED 200,000 below this listing. This casts doubt on the AED 3,400,000 market claim. The actual market for the standard 3BR in Tower A may be closer to AED 3,050,000 to 3,300,000.
Bulk Deal Structure
This is a bulk investor exit. The seller has 10 units of the same 3BR type on floors 15 and above in Tower A. Key considerations:
- Minimum purchase: 4 units (AED 13,000,000 minimum) or available individually at AED 3,250,000 each
- All 10 units: AED 32,500,000
- Bulk purchases may be negotiable on price, especially for 4 or more units
- 10 identical units entering the market creates supply pressure in the building
- The presence of multiple units from one seller is typically a sign of investor exit, not end-user distress
About Crest Grande
Crest Grande is a 985-unit residential complex within Sobha Hartland's waterfront district. Three towers (A, B, C) of 44 to 46 floors with 1,359 parking bays. Tower A received its BCC in March 2026 and handover has commenced. The complex features an infinity pool, lagoon, gymnasium, yoga and pilates studios, sky gardens, waterfront promenade and retail. The project is sold out from the developer.
About Sobha Hartland
A freehold master-planned community by Sobha Realty within Mohammed Bin Rashid City, adjacent to the Ras Al Khor Wildlife Sanctuary. Features a 22-hectare green belt, two international schools, Sobha Hartland Mall, swimming pools and tennis courts. Approximately 10 to 15 minutes from Downtown Dubai and Dubai International Airport.
Verification Notes
The asking price, approximate size, floor 15+ location, 10-unit availability and market claim are from the agent brief. The 1,616 sqft is confirmed as the standard 3BR layout in Crest Grande. The AED 3,400,000 market benchmark is from the agent and represents the upper end of the listing range, not the median. A competing Tower A 3BR is listed at AED 3,050,000. The only 3BR DLD transaction (AED 3,300,000 for 1,695 sqft) was for a larger layout at a lower per sqft rate. Buyers should independently verify the market benchmark, negotiate on price (especially for multi-unit purchases), confirm the exact unit numbers and floors, and assess the impact of 10 simultaneous listings on building pricing.
