Property Overview
A 1-bedroom apartment with study in 350 Riverside Crescent, Sobha Hartland 2 at AED 1,800,000. Agent states the original purchase price was AED 1,917,000 plus DLD Oqood fee, total investment approximately AED 2,000,000. Savings: AED 200,000 (10.0% below total investment). BUA 857.88 sqft at AED 2,098 per sqft. 54th floor with Burj Khalifa view. Off-plan, handover 2027.
Property Highlights
- Type: 1BR + Study apartment
- BUA: 857.88 sqft
- Asking price: AED 1,800,000
- OP (agent-stated): AED 1,917,000
- Total investment (OP + DLD): approximately AED 2,000,000
- Saving vs total investment: AED 200,000 (10.0%)
- Rate: AED 2,098 per sqft
- Floor: 54th (of 64)
- View: Burj Khalifa
- Bathrooms: 2
- Developer: Sobha Realty
- Tower: 350 Riverside Crescent (64 floors)
- HO: 2027
Cheaper Units Available in the Same Building
This is the most important consideration for buyers. Two active listings for identical 858 sqft 1BR+study units in 350 Riverside Crescent are priced lower:
- AED 1,499,000 at 858 sqft (AED 1,747 per sqft): skyline view, high floor (FAM Properties ref AS-175180)
- AED 1,750,000 at 858 sqft (AED 2,040 per sqft): Burj Khalifa view, high floor, described as 200K under OP (FAM Properties ref AS-176585)
At AED 1,800,000, this listing is AED 301,000 (20%) above the cheapest comparable and AED 50,000 (2.9%) above the next comparable with a similar Burj Khalifa view. The 54th floor specification is a premium, but both competing listings also describe themselves as high floor. Buyers should request specific floor numbers for all competing listings before deciding.
Below Total Investment Analysis
The agent states the OP was AED 1,917,000. Adding the 4% Oqood fee of approximately AED 76,680, the total investment was approximately AED 1,993,680 (rounded by agent to AED 2,000,000). At a selling price of AED 1,800,000, the seller's loss is approximately AED 200,000 (10.0% of total investment).
DLD 1BR Transactions in 350 Riverside Crescent (2026)
- AED 2,034,392 at 851 sqft (AED 2,390 per sqft, 8 Oct 2026)
- AED 1,980,886 at 843 sqft (AED 2,350 per sqft, 25 Sep 2026)
- AED 2,001,935 at 843 sqft (AED 2,375 per sqft, 17 Aug 2026)
- AED 1,661,841 at 704 sqft (AED 2,360 per sqft, 25 Sep 2026)
- AED 1,447,068 at 629 sqft (AED 2,300 per sqft, 14 Sep 2026)
All DLD transactions are off-plan (primary developer sales) at AED 2,290 to AED 2,390 per sqft for comparable sizes. At AED 2,098 per sqft, this resale is 8% to 12% below primary developer pricing. However, the competing resale at AED 1,499,000 (AED 1,747 per sqft) is 24% to 27% below developer pricing, making it a significantly better value proposition.
Unit Layout
The 857.88 sqft (approximately 858 sqft) 1BR+study is a confirmed layout type in the Riverside Crescent cluster. Sobha classifies this as a 1.5BR configuration. Features: 1 bedroom with en-suite bathroom, study room, 2 bathrooms total, built-in wardrobes, balcony, central AC, 1 covered parking.
About 350 Riverside Crescent
Part of the Riverside Crescent cluster (towers 310, 320, 330, 340, 350, 360) within Sobha Hartland 2. Developer: Sobha Realty. Each tower is 64 floors. The cluster surrounds a man-made blue lagoon with beach and boardwalk. Unit mix includes studios, 1BR, 1.5BR and 2BR apartments. Off-plan with handover expected 2027. 62 DLD sales recorded over the past 12 months for Tower 350 alone.
About Sobha Hartland 2
The expansion of Sobha Hartland, located in Bukadra (adjacent to the original Sobha Hartland in MBR City). Master-planned by Sobha Realty with a man-made lagoon, beach, boardwalk, parks, retail and community amenities. Freehold ownership. Proximity to Ras Al Khor Wildlife Sanctuary and Dubai Water Canal. Approximately 12 minutes to Downtown Dubai, 15 minutes to DXB Airport.
Verification Notes
The selling price (AED 1,800,000), BUA (857.88 sqft), OP (AED 1,917,000), total investment (~AED 2,000,000), 54th floor and Burj Khalifa view are from the agent brief. DLD data confirms primary sales at AED 2,290 to AED 2,390 per sqft for comparable sizes. Competing resale listings for identical 858 sqft units exist at AED 1,499,000 and AED 1,750,000 in the same building. Buyers should verify all competing options and request specific floor numbers before proceeding.
