Bulk Full Floor of 9 Apartments in Bayview Tower 1, Emaar Beachfront

Property Overview

This is a bulk sale of nine apartments occupying a full floor in Bayview Tower 1, Emaar Beachfront, offered together at AED 47,000,000. The package comprises four one-bedroom, four two-bedroom and one three-bedroom apartment totalling 10,041 sq ft. Against the agent-stated original price plus DLD of AED 58,416,792, the asking price is AED 11,416,792 or 19.5% lower.

Bulk Package Highlights

• Package: 9 apartments on one full floor
• Unit mix: 4 × 1-bedroom, 4 × 2-bedroom, 1 × 3-bedroom
• Total built-up area: 10,041 sq ft
• Package asking price: AED 47,000,000
• Original price including DLD: AED 58,416,792 (agent-stated)
• Saving vs OP plus DLD: AED 11,416,792 (19.5%)
• Estimated saving vs OP before DLD: approx. AED 9,169,992 (16.3%)
• Blended price per sq ft: approx. AED 4,681 (calculated)
• Floor: Full floor in the 30–40 floor range (agent-stated)
• Views: Palm Jumeirah and sea (agent-stated)
• Handover: Q2 2027 (agent-stated)
• Developer: Emaar Properties

Why the Price Qualifies as Below OP

The agent states the combined original cost of the nine units, including the 4% DLD fee, was AED 58,416,792, and that the package is offered 19.5% below that figure. DPF's calculation confirms this: AED 58,416,792 minus AED 47,000,000 is AED 11,416,792, or 19.5%.

Removing the 4% DLD fee gives an estimated combined original price of approximately AED 56,169,992. Against that estimate, the package is about AED 9,169,992 or 16.3% lower, so it remains below OP on either measure.

Calculation

• AED 58,416,792 minus AED 47,000,000 = AED 11,416,792 (19.5% below OP plus DLD)
• AED 58,416,792 / 1.04 = approx. AED 56,169,992 estimated OP before DLD
• AED 56,169,992 minus AED 47,000,000 = approx. AED 9,169,992 (16.3% below estimated OP)
• AED 47,000,000 / 10,041 sq ft = approx. AED 4,681 per sq ft blended

The original price comes from the agent's resale brief. DPF has not reviewed the nine SPAs, and the per-unit breakdown of price and size was not supplied.

About the Project, Developer and Community

Bayview is an Emaar Properties residential project in Emaar Beachfront, the private-beach waterfront community at Dubai Harbour between Dubai Marina and Palm Jumeirah. The project is marketed as Bayview by Address Resorts and is made up of multiple towers.

Emaar Beachfront offers residents a private beach, waterfront promenade and direct access to Dubai Harbour's marina, retail and leisure areas.

Package Layout and Views

The agent confirms the nine units occupy a full floor in the 30–40 floor range with Palm Jumeirah and sea views. The exact floor, the size and price of each unit, bathroom counts and parking allocation were not supplied and should be confirmed unit by unit from the SPAs and floor plans.

Payment Plan and Handover

The agent lists handover as Q2 2027, while published resale listings for Bayview Tower 1 show delivery in Q3 2028. Buyers should confirm the handover date, remaining balances, instalment schedules and Emaar's resale NOC requirements for each of the nine SPAs.

Who This Package Suits

A full-floor bulk purchase is generally aimed at investors or family offices seeking multiple units in a single transaction. Each unit carries its own SPA and transfer, so buyers should plan for nine separate transfers, NOCs and DLD registrations.

Verification Notes

• Agent-supplied facts: project, Tower 1, nine-unit mix, 10,041 sq ft total BUA, OP plus DLD AED 58,416,792, package price AED 47,000,000, 19.5% stated discount, full floor in the 30–40 range, Palm and sea views, and Q2 2027 handover.
• Calculated by DPF: savings against OP plus DLD, estimated OP before DLD and blended price per sq ft.
• External research: developer, project branding, location hierarchy and published resale delivery date.
• Not supplied: exact floor, per-unit sizes and prices, bathrooms, parking, payment plans, amounts paid and service charges.