Property Overview
A 4-bedroom duplex penthouse with maid room in Harbour Views Tower 1, Dubai Creek Harbour by Emaar Properties at AED 9,500,000 for 2,883 sqft, equalling AED 3,295 per sqft. High floor with skyline and creek tower views. 5 bathrooms, 2 parking spaces. Ready and vacant (completed Q4 2020). Reduced from AED 10,000,000.
Property Highlights
- Type: 4BR duplex penthouse with maid room
- Size: 2,883 sqft
- Bathrooms: 5
- Parking: 2 spaces
- Asking price: AED 9,500,000 (reduced from AED 10,000,000)
- Rate: AED 3,295 per sqft
- View: Skyline and creek tower
- Status: Ready and vacant (completed Q4 2020)
- Agent-claimed market value: AED 12,000,000 (UNVERIFIED)
Market Value Analysis
Agent's AED 12,000,000 Benchmark
The agent claims this unit has a market value of AED 12,000,000, implying a 20.8% discount at AED 9,500,000. This benchmark is not supported by available evidence:
- Active 4BR listings in Harbour Views: AED 6,700,000 to AED 9,500,000 (9 active listings, Aigentsrealty)
- Harbour Views 12-month median: AED 2,513 per sqft. At AED 12,000,000, the implied rate would be AED 4,162 per sqft (66% above median)
- Dubai Creek Harbour 4BR resale average (H1 2025): AED 7,325,567
- Comparable Harbour Views 2 penthouse (2,994 sqft): listed at AED 3,172 per sqft (approximately AED 9,500,000)
The AED 12,000,000 benchmark appears inflated. No DLD transaction or active listing in Harbour Views approaches this level for a 4BR unit of this size.
Realistic Market Assessment
Harbour Views 4BR listings range from AED 6,700,000 (podium duplexes, 3,503 sqft, AED 1,926 per sqft) to AED 9,500,000 (tower penthouses, approximately AED 3,172 to AED 3,295 per sqft). At AED 3,295 per sqft, this listing sits at the top of the range. The penthouse premium (high floor, duplex, skyline view) justifies a rate above the building median, but the asking price is at market, not below it.
Price Reduction
The unit was reduced from AED 10,000,000 to AED 9,500,000 (5% reduction). This is a standard listing adjustment, not a distress-level reduction. At AED 10,000,000, the rate would have been AED 3,469 per sqft, which was at the very top of the range.
DLD Context
No 4BR-specific DLD transactions were found for Harbour Views in recent data. Community-wide (Dubai Creek Harbour) 4BR resale average for H1 2025 was AED 7,325,567 across 19 transactions (up 21% year on year). Recent Harbour Views DLD transactions for smaller units show a price-per-sqft range of AED 1,933 to AED 2,961.
About Harbour Views
Twin 51-floor towers (Tower 1 and Tower 2) connected by a 3-level podium with 14 villas by Emaar Properties at Dubai Creek Harbour. Total registered units: 784 (776 apartments, 8 retail). 1,040 parking bays. Completed Q4 2020. Described as the tallest twin towers on Creek Island. Service charges approximately AED 16.43 per sqft per year (AED 47,367 annually for 2,883 sqft). Amenities include swimming pool, gymnasium, steam room, sauna, children play area, landscaped podium, BBQ area, jogging track, concierge and retail outlets.
About Dubai Creek Harbour
A waterfront master community by Emaar at the intersection of Ras Al Khor Wildlife Sanctuary and the historic Dubai Creek. Features the Dubai Creek Tower (under construction), Creek Marina, Creek Beach and multiple residential and commercial towers. Accessible via Ras Al Khor Road and Al Khail Road. Proximity to Dubai International Airport (10 minutes), Downtown Dubai (15 minutes) and Business Bay (10 minutes). Freehold ownership.
Verification Notes
The asking price, size, 4BR duplex penthouse, high floor, skyline and creek tower view, 2 parking, ready and vacant status and price reduction from AED 10,000,000 are from the agent brief. The 2,883 sqft matches a confirmed 4BR duplex penthouse layout in Harbour Views 1 per Metropolitan listing. The AED 12,000,000 market value claim is not supported by DLD data or active listings (4BR range: AED 6,700,000 to AED 9,500,000). At AED 3,295 per sqft, the asking price sits at the top of the 4BR range in this building, reflecting the penthouse premium but not demonstrating below-market pricing. The 5% price reduction from AED 10,000,000 is a standard adjustment.
