2-Bedroom Palm-View Apartment in Seapoint Tower 2, Emaar Beachfront – 19.4% Below OP + DLD

Property Overview

This is a 2-bedroom Palm-view apartment resale in Seapoint Tower 2 at Emaar Beachfront, offered at AED 5,700,000 for 1,470 sq ft. The agent states the seller paid AED 6,800,000 plus the 4% DLD fee, a total of AED 7,072,000. The asking price is AED 1,372,000, or 19.4%, below that total.

Property Highlights

• Property type: 2-bedroom apartment
• Building: Seapoint Tower 2 by Emaar
• Community: Emaar Beachfront, Dubai Harbour
• Built-up area: 1,470 sq ft
• View: Palm view (agent-stated)
• Asking price: AED 5,700,000
• Original price plus 4% DLD (agent-stated): AED 7,072,000
• Base original price (agent-stated): AED 6,800,000
• Saving versus OP + DLD: AED 1,372,000 (19.4%)
• Saving versus base OP alone: AED 1,100,000 (16.2%)
• Asking rate: approx. AED 3,878 per sq ft, against approx. AED 4,626 per sq ft at the base OP

Why the Price Qualifies as Below OP

DPF classifies this listing as Below OP because the asking price is lower than the seller's original purchase price, as given in the agent's brief received on 23 October 2026. The brief describes the benchmark as an OP of AED 6.8M plus the 4% DLD fee. AED 6,800,000 plus AED 272,000 equals AED 7,072,000.

Against that AED 7,072,000 total, the AED 5,700,000 asking price is AED 1,372,000 lower, which is 19.4%. The agent stated 19.5%; DPF's calculation rounds to 19.4%. Against the base purchase price of AED 6,800,000 alone, without the DLD fee, the asking price is AED 1,100,000 lower, or 16.2%. Both figures are below the seller's cost.

The benchmark is the seller's own purchase cost, not a DLD transaction or a market valuation, so it does not by itself prove the apartment is below current market value. Buyers should confirm the purchase price and the DLD fee paid against the SPA and the Oqood or title records.

About the Project, Developer and Community

Seapoint is an Emaar development of two towers, of 42 and 57 storeys, at Emaar Beachfront, the island community between Palm Jumeirah and Dubai Marina within Dubai Harbour. Published project information lists 1 to 3-bedroom apartments and larger penthouses in Tower 2.

Project marketing lists an infinity pool, a kids' pool, a pool deck, private beach access, children's play areas, a BBQ area, gardens and retail space. These come from published project material and may change before completion.

Layout, Floor and View

The agent states the apartment has a Palm view. The floor, orientation details, bathroom count, parking and furnishing were not supplied, so they are not stated here. Ask the agent for the unit's floor and the floor plan to confirm the view line.

Payment Plan and Handover

The brief does not state the amount paid or the outstanding balance. Published project information points to a 90/10 developer plan, with 10% on handover, and completion expected around Q2 2028, which would make this an off-plan resale. Confirm this unit's status, amount paid and remaining instalments using the SPA and the Emaar statement of account.

Costs to Budget For

A Dubai resale normally carries the Dubai Land Department transfer fee of 4% of the price, about AED 228,000 on AED 5,700,000, plus registration, developer NOC and agency fees. Who pays each item should be agreed in the sale contract.

Location and Connectivity

Emaar Beachfront sits on the Dubai Harbour peninsula next to Dubai Marina and the Palm Jumeirah, with road access from Sheikh Zayed Road through the Dubai Harbour junction. Drive times vary with traffic, so buyers should check routes themselves.

Verification Notes

• Agent-supplied facts: building, community, property type, bedrooms, BUA, Palm view, base OP, 4% DLD component, asking price and urgency (brief received 23 October 2026).
• DPF-calculated figures: savings against OP + DLD and against base OP, and price per sq ft. The agent's stated 19.5% is corrected to 19.4%.
• External research: tower heights, unit mix, amenities, payment plan and expected completion, from published project information and subject to change.
• Not supplied: completion status, floor, bathrooms, parking, furnishing, amount paid and unit-specific handover terms.