2 Bedroom Above 40th Floor in 340 Riverside Crescent, Sobha Hartland 2 at 16.7% Below OP with Lagoon and Racecourse View

Property Overview

This 2-bedroom apartment in 340 Riverside Crescent, Sobha Hartland 2, is available as a distress resale at AED 2,200,000. The unit has a built-up area of 1,035 sq ft, is positioned above the 40th floor, and offers lagoon and racecourse views. The asking price represents a saving of AED 441,336 (16.7%) against the agent-stated original purchase price of AED 2,641,336. Handover is expected in Q4 2027.

Property Highlights

• Type: 2-bedroom apartment
• Built-up area: 1,035 sq ft
• Floor: above 40th
• Views: lagoon and racecourse
• Asking price: AED 2,200,000
• Original price: AED 2,641,336
• Saving from OP: AED 441,336 (16.7%)
• Seller's total loss including DLD: approximately AED 546,989 (19.9%)
• Rate: approximately AED 2,126 per sq ft (BUA)
• Payment plan: 60/40
• Handover: Q4 2027
• Status: off-plan resale (55% complete)

Why the Price Qualifies as Below OP

The agent states the original purchase price for this unit was AED 2,641,336. The current asking price of AED 2,200,000 is AED 441,336 lower, a reduction of 16.7% from the original contract value. This is a significant distress discount.

Seller's Total Loss Including DLD

The seller paid a 4% DLD transfer fee on the original purchase, estimated at approximately AED 105,653. Adding this to the original price gives an all-in cost of approximately AED 2,746,989. The asking price of AED 2,200,000 represents a total seller loss of approximately AED 546,989, or 19.9% of their total investment. The seller is absorbing nearly one-fifth of their total cost.

Market Context

The asking price is well below current market levels for 2-bedroom apartments in 340 Riverside Crescent:

• Average 2BR asking price in 340 Riverside Crescent: approximately AED 2,535,000
• Current 2BR listing range: AED 2,050,000 to AED 2,900,000
• Average 2BR DLD transaction price (12 months, 5 sales): approximately AED 2,481,000
• Average asking price trend: down 8% over the past 6 months

This listing at AED 2,200,000 is AED 335,000 below the average 2BR asking price and AED 281,000 below the average DLD transaction price. It sits near the bottom of the current listing range, despite offering a premium high-floor position with dual views.

Above 40th Floor with Lagoon and Racecourse View

The agent confirms this unit is above the 40th floor, placing it in the upper portion of the tower. The dual-aspect view combines two sought-after orientations:

The lagoon view faces the waterfront feature within Sobha Hartland 2, providing a contemporary urban outlook over the community's central water element and landscaped surrounds.

The racecourse view overlooks Nad Al Sheba and the Meydan racecourse district to the south and east. This is a low-rise area dominated by equestrian facilities, green spaces and villa communities, meaning the view is largely unobstructed and unlikely to be blocked by future high-rise development. From above the 40th floor, this orientation provides a long, open panorama.

The combination of a high floor with dual views in opposite directions (lagoon and racecourse) makes this a premium position within the tower. Such configurations are limited in number per floor and typically command higher values than single-aspect or lower-floor units.

About 340 Riverside Crescent

340 Riverside Crescent is a residential tower by Sobha Realty within the Riverside Crescent cluster of Sobha Hartland 2, Mohammed Bin Rashid City. The tower offers 1 and 2-bedroom apartments with living areas ranging from approximately 499 to 1,138 sq ft. Construction is approximately 55% complete with handover expected in Q4 2027.

The building features sky gardens providing elevated green spaces and panoramic views of the Dubai skyline and surrounding landscapes. The tower is part of the wider Riverside Crescent cluster (towers 310 through 360) within Sobha Hartland 2.

Payment Plan

Sobha Realty's payment plan for 340 Riverside Crescent is structured as 60/40: 20% down payment, 40% during the pre-handover construction phase (totalling 60%) and 40% on handover. For a resale, the payment structure depends on how much the current seller has paid to date. Buyers should request the seller's full payment history and the developer's confirmation of the remaining schedule.

About Sobha Hartland 2

Sobha Hartland 2, also referred to as Sobha Hartland II, is the second phase of Sobha Realty's Hartland master community within Mohammed Bin Rashid City, Dubai. The phase extends the original Sobha Hartland development with additional residential towers, community amenities and green spaces. The Riverside Crescent cluster forms one of the primary residential offerings within this phase.

Sobha Hartland 2 is a freehold community adjacent to the original Sobha Hartland. The combined community benefits from proximity to the Dubai Water Canal, Ras Al Khor Wildlife Sanctuary and major road connections including Al Khail Road, Ras Al Khor Road and Dubai-Al Ain Road. Downtown Dubai and The Dubai Mall are approximately 10 minutes away. Dubai International Airport is approximately 15 minutes by road.

Amenities

Residents of 340 Riverside Crescent will have access to swimming pools, a gymnasium, sky gardens, landscaped parks, children's play areas, jogging and cycling tracks, covered parking, high-speed elevators and round-the-clock security with concierge services. Retail outlets and dining options are planned within the broader community.

Verification Notes

Unit-specific facts including 2-bedroom configuration, built-up area, position above the 40th floor, lagoon and racecourse views, asking price and original purchase price are sourced from the agent's brief received on 28 September 2026. The specific OP of AED 2,641,336 is precise enough to suggest it is a contract figure rather than a round estimate, which adds credibility, but it should still be confirmed against the seller's SPA. Project-level details including construction progress, unit configurations, payment plan and amenities are drawn from Bayut building data. DLD transaction data confirms 5 two-bedroom sales in the past 12 months at an average of AED 2,481,000, supporting the below-market positioning of this listing. Bathroom count, exact floor number, parking count and furnishing status were not stated in the brief and have been omitted.