1 Bedroom Corner Unit for Sale in Bay Grove Residences, Dubai Islands — AED 1,729,000 | 15.87% Below Seller Total | 12.54% Below Derived OP | Buyer All-In AED 220K Below Seller Total | Corner | Palm View | 867 Sq Ft | Q2 2028 | Nakheel

Save AED 326,000 vs Seller Total | Super Distress — Buyer All-In Approximately AED 219,951 Below Seller Total | Corner Unit — Dual Aspect | Palm and Community View | Balcony | 867 Sq Ft | AED 1,994/sqft | Derived OP AED 1,976,923 | Q2 2028 | Bay Grove Residences | Dubai Islands | Nakheel

A clearly documented distress sale with a transparently disclosed seller total and confirmed super distress arithmetic. The seller has disclosed their complete documented cost — original price plus 4% DLD paid at registration — as AED 2,055,000. Working back from that disclosed total: the derived original purchase price is approximately AED 1,976,923 (AED 2,055,000 divided by 1.04) and the derived DLD paid is approximately AED 78,077. The distress asking price is AED 1,729,000 — representing a saving of approximately AED 247,923 (12.54%) below the derived original purchase price, and AED 326,000 (15.87%) below the seller’s own disclosed total. The seller’s headline of 15.9% below OP refers to their total documented cost including DLD as their baseline — and the saving against that total is AED 326,000. The deeper and more definitive distress confirmation is the super distress layer: the buyer’s own all-in — AED 1,729,000 plus buyer DLD (4%), agency (2% plus VAT), and admin — is approximately AED 1,835,049. That buyer all-in is approximately AED 219,951 below the seller’s disclosed total of AED 2,055,000. The buyer pays every transaction fee at their own expense and still arrives at a fully-loaded acquisition figure approximately AED 219,951 lower than the seller’s own documented total investment. Super distress confirmed: the buyer’s complete cost of acquisition is below the seller’s own documented total cost. The apartment is a corner unit — specifically one of the most sought-after positional designations within any Dubai apartment development, delivering a dual-aspect layout, natural light from two external elevations rather than one, and the wrap-around balcony or enhanced balcony configuration that corner units typically provide versus standard mid-slab units. The views combine community and Palm — with the Palm Jumeirah silhouette and the Dubai Islands community landscape in the sightline — on a low floor that provides a close, intimate community-level connection to the Bay Grove Residences surroundings and the Dubai Islands waterfront. Bay Grove Residences is the Nakheel-delivered residential building on Dubai Islands — the large-scale Nakheel island development on the Dubai coastline that positions itself as one of Dubai’s most comprehensively ambitious new waterfront destinations. A 1-bedroom corner unit at AED 1,729,000 (AED 1,994/sqft) — with buyer all-in approximately AED 219,951 below the seller’s disclosed total and a Palm-inclusive view — is a distress entry into Bay Grove Residences’ secondary market that the community’s non-motivated secondary listings do not produce at this price depth.

Property Highlights

• Project: Bay Grove Residences
• Developer: Nakheel
• Community: Dubai Islands, Dubai
• Unit Type: 1 Bedroom Apartment — Corner Unit
• Bedrooms: 1
• Bathrooms: Available on request
• Size: 867 sq ft
• Floor: Low floor
• Configuration: Corner unit — dual-aspect, natural light from two elevations
• View: Community view and Palm Jumeirah
• Balcony: Yes
• Parking: 1 space
• Handover: Q2 2028 — approximately 22 to 23 months
• Seller Disclosed Total (OP + DLD): AED 2,055,000
• Derived OP (AED 2,055,000 ÷ 1.04): Approximately AED 1,976,923
• Derived Seller DLD Paid (4% of OP): Approximately AED 78,077
• Distress Asking Price: AED 1,729,000
• Saving vs Derived OP: Approximately AED 247,923 (12.54% below derived OP)
• Saving vs Seller Total: AED 326,000 (15.87% below seller total — the seller’s 15.9% headline)
• Price per Sq Ft (SP): AED 1,994
• Price per Sq Ft (Derived OP): Approximately AED 2,280
• Saving per Sq Ft: Approximately AED 286
• Estimated Buyer All-In: Approximately AED 1,835,049
• Buyer All-In vs Seller Total: Approximately AED 219,951 BELOW seller’s disclosed total — super distress confirmed
• Property Status: Off-Plan — Distress Assignment — Super Distress — Q2 2028

Deriving the OP from Seller’s Disclosed Total — The Arithmetic Explained

Step 1 — Derive OP from Seller Total

• Seller’s Disclosed Total (OP + DLD): AED 2,055,000
• Derived OP (÷ 1.04): Approximately AED 1,976,923
• Derived DLD Paid (4% of OP): Approximately AED 78,077

Layer 1 — Against Derived Original Purchase Price

• Derived OP: Approximately AED 1,976,923
• SP: AED 1,729,000
• Saving: Approximately AED 247,923
• Percentage Below Derived OP: Approximately 12.54%
• Price per Sq Ft (SP): AED 1,994
• Price per Sq Ft (Derived OP): Approximately AED 2,280
• Saving per Sq Ft: Approximately AED 286

Layer 2 — Against Seller Total Documented Cost (The 15.9% Headline Layer)

• Seller Total (disclosed OP + DLD): AED 2,055,000
• SP: AED 1,729,000
• Saving: AED 326,000
• Percentage Below Seller Total: 15.87% — the seller’s 15.9% headline is calculated against this figure

Layer 3 — Buyer All-In vs Seller Total (Super Distress Confirmed)

• SP: AED 1,729,000
• Buyer DLD (4%): AED 69,160
• Buyer Admin: Approximately AED 580
• Buyer Agency (2% + VAT): Approximately AED 36,309
• Buyer Total All-In: Approximately AED 1,835,049
• Buyer All-In vs Seller Total: Approximately AED 219,951 BELOW seller’s disclosed total of AED 2,055,000
• Percentage Below Seller Total: Approximately 10.70%

The seller paid approximately AED 1,976,923 (derived OP) plus approximately AED 78,077 in DLD — a total documented investment of AED 2,055,000. The buyer pays AED 1,729,000 plus their own DLD, agency, and admin — approximately AED 1,835,049 total. That buyer all-in is approximately AED 219,951 below the seller’s own disclosed total. Three arithmetic layers confirm the distress and super distress: the seller exits at approximately 12.54% below their derived OP, approximately 15.87% below their disclosed total, and the buyer’s own all-in is still approximately 10.70% below that seller total. The seller’s 15.9% headline is the saving against their total documented cost — which is the most honest way to present the discount and the most comprehensive baseline for a buyer evaluating the true depth of this seller’s motivated exit.

Corner Unit — The Positional Premium in Bay Grove Residences

Corner unit designation in any Nakheel apartment building is a specific and consistently sought-after positional attribute — and in Bay Grove Residences, Dubai Islands, it carries additional significance because the building’s design and the island’s waterfront context mean that corner positions provide dual-aspect sightlines across the Dubai Islands landscape and toward the Palm Jumeirah horizon that a standard mid-slab unit facing a single direction cannot deliver. A corner unit has two external elevations rather than one: natural light enters from two directions, the apartment has windows on two perpendicular faces, and the balcony — or the combined balcony programme where a wrap-around or L-shaped balcony is provided — gives the occupant visual access to a broader arc of the community and horizon than a standard unit can offer. At the low floor level, the corner position provides intimate community-level proximity — the Dubai Islands streetscape, the waterfront promenade infrastructure, the bay landscape, and the Palm Jumeirah silhouette across the water — from a dual-aspect that on the low floor has a warmth and accessibility that high-floor panoramic views from conventional units do not provide. For an investor, corner units consistently command rental premiums above mid-slab equivalents in the same building — tenants seeking the most comfortable and best-lit apartment in the building specifically search corner designations, and the Palm Jumeirah view element from this specific unit adds the international recognisability that Dubai’s premium short-term rental market specifically prices as a hero-image driver. At AED 1,729,000 — AED 326,000 (15.87%) below the seller’s documented total — the corner premium is being acquired at the distress price rather than at a separate premium above a market-rate ask.

Palm and Community View — The View Combination from a Low Floor Corner

The view combination from this Bay Grove Residences corner unit — community view and Palm Jumeirah — delivers two distinct visual assets from a dual-aspect low-floor position. The community view element provides a close-proximity outlook over Bay Grove Residences’ immediate surroundings, the Dubai Islands landscaping and waterfront infrastructure, and the bay character that Nakheel has designed into the island’s community environment. The Palm Jumeirah element brings the globally recognisable palm-shaped island silhouette into the sightline — one of the most internationally legible and most marketing-effective view designations available in any Dubai residential building, used across short-term and long-term rental platforms as a primary photographic driver. From a low floor, the Palm view provides a grounded, close-horizon relationship with the palm’s distinctive form that is different in character from the distant elevated panoramas of higher-floor units — a view that is immediate, warm, and intimate rather than sweeping. The combination of community view and Palm Jumeirah from a dual-aspect corner on a low floor creates a visual environment that is specific to this unit’s position within Bay Grove Residences and that cannot be replicated by any mid-slab unit in the same building facing a single direction. At AED 1,994/sqft — approximately AED 286/sqft below the derived per-sqft rate at the seller’s original purchase price — this view combination is being transferred to the distress buyer as part of the motivated seller’s exit pricing.

About Bay Grove Residences — Dubai Islands, Nakheel

Dubai Islands is Nakheel’s large-scale island development on Dubai’s northern coastline — a collection of five interconnected islands positioned in the sea north of Deira, conceived as one of Dubai’s most ambitious waterfront and lifestyle destination developments of the current cycle. The Dubai Islands masterplan encompasses residential, hospitality, retail, and entertainment infrastructure at a scale that positions the development as a transformative addition to Dubai’s coastal geography — comparable in ambition to Nakheel’s Palm Jumeirah development that preceded it but distinct in its design intent as a multi-purpose island lifestyle destination rather than a pure residential address. Bay Grove Residences is Nakheel’s residential apartment offering within the Dubai Islands programme — positioned to deliver the island’s residential lifestyle proposition to a broad buyer spectrum with Nakheel’s quality delivery standard, the island address, and access to the Dubai Islands beach, marina, and community infrastructure. A 1-bedroom corner unit at 867 sq ft in Bay Grove Residences — with Palm Jumeirah and community views, a low-floor intimate position, balcony, and parking — at AED 1,729,000 with buyer all-in approximately AED 219,951 below the seller’s disclosed total, is the most clearly evidenced super distress entry into the Bay Grove Residences corner unit secondary market currently available.

Community and Lifestyle

• Bay Grove Residences — Nakheel residential on Dubai Islands
• Dubai Islands — Nakheel multi-island waterfront destination, northern Dubai coastline
• Corner unit — dual-aspect, natural light from two elevations, wrap-around balcony potential
• Palm Jumeirah view — globally recognisable landmark in the sightline
• Community view — Dubai Islands community landscape at intimate low-floor proximity
• 867 sq ft — efficient 1-bedroom layout at AED 1,994/sqft distress rate
• Low floor — community-level connectivity and warm intimate character
• Balcony and 1 parking — complete practical specification
• Q2 2028 handover — approximately 22 to 23 months
• 12.54% below derived OP — AED 247,923 saving vs derived original purchase price
• 15.87% below seller total — the seller’s 15.9% headline, AED 326,000 saving
• Super distress confirmed — buyer all-in approximately AED 219,951 below seller’s disclosed total
• Nakheel developer — Palm Jumeirah delivery track record, Dubai Islands master developer

Amenities

• Bay Grove Residences building amenities — pool, gymnasium, lobby management on request from Nakheel
• Dubai Islands beach — Nakheel-developed beachfront accessible from the island community
• Dubai Islands marina and waterfront promenade infrastructure
• Community parks and green spaces within the Dubai Islands masterplan
• Dubai Islands retail and food and beverage — Nakheel masterplan lifestyle programme
• Balcony with Palm Jumeirah and community view — private outdoor space
• 1 dedicated parking space
• 24/7 gated security and Nakheel community management
• Full service charge details on request from Nakheel

Investment Case — Super Distress, Corner Unit, Palm View, Dubai Islands

The investment case for this Bay Grove Residences 1-bedroom corner unit at AED 1,729,000 is built around four compounding value propositions. First, the super distress entry: the buyer’s all-in of approximately AED 1,835,049 is approximately AED 219,951 below the seller’s own total documented cost — structural equity from day one derived directly from the seller’s disclosed figures. The seller absorbs the loss; the buyer captures the advantage. Second, the corner unit premium: corner units in Nakheel buildings consistently command the most attractive rental rates in the same building — dual-aspect natural light, the broader balcony programme, and the Palm Jumeirah view combination attract the most discerning short-term and long-term tenant profile and justify the highest per-sqft rental asks within Bay Grove Residences’ floor plate. Third, the Dubai Islands growth thesis: Nakheel’s Dubai Islands development is one of the UAE government’s most strategically supported waterfront development programmes — with confirmed hospitality, retail, and infrastructure investment committed across the five-island masterplan. As the island community builds out through 2028 and beyond, the residential base that Bay Grove Residences delivers into will be progressively supported by the lifestyle and amenity infrastructure that makes island residential addresses command the sustained premiums that Palm Jumeirah’s history demonstrates. Fourth, the near-term delivery profile: at Q2 2028 — approximately 22 to 23 months from now — the buyer enters a well-defined forward possession timeline supported by Nakheel’s institutional delivery programme and the advanced infrastructure investment already underway across Dubai Islands.

Estimated Buyer All-In Cost

• Purchase Price: AED 1,729,000
• DLD Transfer Fee (4%): AED 69,160
• DLD Administrative Fee: Approximately AED 580
• Agency Commission (2% + VAT): Approximately AED 36,309
• Total Estimated Buyer All-In: Approximately AED 1,835,049
• Buyer All-In vs Seller Total (AED 2,055,000): Approximately AED 219,951 BELOW — super distress confirmed

Location and Connectivity — Dubai Islands, Dubai

• Community: Dubai Islands, Deira, Dubai
• Key Roads: Infinity Bridge, Al Mamzar, Deira waterfront access
• Palm Jumeirah: Visible from the unit — approximately 20 to 25 minutes by car
• Deira and Old Dubai: Approximately 10 to 15 minutes by car
• Dubai International Airport (DXB): Approximately 15 to 20 minutes by car
• DIFC and Business Bay: Approximately 20 to 25 minutes by car
• Downtown Dubai and Burj Khalifa: Approximately 20 to 25 minutes by car
• Dubai Mall: Approximately 20 to 25 minutes by car
• Al Maktoum International Airport (DWC): Approximately 40 to 45 minutes by car

Why This Bay Grove Residences Listing Demands Immediate Action

• 15.87% below seller’s total documented cost — AED 326,000 saving vs seller’s disclosed OP plus DLD of AED 2,055,000
• 12.54% below derived OP — approximately AED 247,923 saving vs seller’s derived original purchase price of AED 1,976,923
• Super distress confirmed — buyer all-in approximately AED 219,951 below seller’s total documented cost
• AED 1,994/sqft — distress rate for a corner unit with Palm view in Bay Grove Residences Dubai Islands
• AED 286/sqft below derived OP rate — across 867 sq ft of Nakheel island residential space
• Corner unit — dual-aspect, natural light from two elevations, Palm and community view
• Palm Jumeirah view — most internationally recognisable and most rental-marketable view element in Dubai Islands
• Low floor — intimate community connection, warm living environment
• Balcony and parking — complete practical specification included
• Q2 2028 — approximately 22 to 23 months, Nakheel institutional delivery programme
• Dubai Islands — Nakheel’s flagship multi-island waterfront destination, supported infrastructure investment
• Freehold — available to all nationalities worldwide

Frequently Asked Questions