AED 2,350,000 was AED 2,473,684
| Deal type | Below OP |
| Price | AED 2,350,000 |
| Original price | AED 2,473,684 |
| Saving | AED 123,684 (5%) |
| Bedrooms | 2 |
| Size | 1271 sq.ft |
| Type | Apartment |
| Status | Off-Plan |
| Developer | Sobha Realty |
| Area / Master development | Sobha Hartland |
| Sub-community / Phase | Sobha Creek Vista Heights |
| Community | Sobha Hartland |
A 2-bedroom apartment with maid room and study in Sobha Creek Vista Heights Tower B, Sobha Hartland at AED 2,350,000, 5% below the original purchase price. Back-calculated OP: approximately AED 2,473,684. Savings: approximately AED 123,684. BUA 1,271 sqft at AED 1,849 per sqft. Community view. Handover Q4 2026.
The agent states 5% below OP. Back-calculating: OP is approximately AED 2,473,684 (AED 1,946 per sqft). Including the 4% Oqood fee of approximately AED 98,947, the seller's total investment was approximately AED 2,572,631. At a selling price of AED 2,350,000, the seller's total estimated loss is AED 222,631 (8.7% of total investment).
At AED 1,849 per sqft, this listing is AED 250,000 to AED 464,000 below comparable active listings in the same building. The 10% to 16% gap versus active comparables suggests the effective market discount is larger than the 5% OP discount.
Sobha Hartland area median: approximately AED 2,081 per sqft based on 1,399 sales over 12 months. At AED 1,849 per sqft, this listing is 11% below the area median. Community-view units typically trade at the lower end of the range, but even adjusting for view, this pricing is competitive.
The 1,271 sqft 2BR+Maid+Study is a confirmed layout in Creek Vista Heights. Sobha classifies this as a 2.5BR configuration. Features: 2 bedrooms (master with en-suite and walk-in closet), separate maid room with washroom, study room, 3 bathrooms total, open kitchen, built-in wardrobes, balcony with community view, central AC, 1 covered parking. A larger 2BR+M+S layout at 1,441 sqft also exists in the same building.
Twin 64-storey residential towers (Tower A and Tower B) within Sobha Hartland, Mohammed Bin Rashid City. Developer: Sobha Realty. Unit mix includes 1BR, 1.5BR, 2BR, 2.5BR and 3.5BR apartments. Connected by a landscaped podium with infinity pool, gymnasium, spa, children's play area and retail. Located adjacent to the Dubai Water Canal with proximity to Ras Al Khor Wildlife Sanctuary. Construction was 92% complete as of September 2026.
A master-planned community by Sobha Realty within Mohammed Bin Rashid City. Situated along the Dubai Water Canal with a man-made lagoon, parks, international schools (Hartland International School) and retail. Adjacent to Ras Al Khor Wildlife Sanctuary. Approximately 10 minutes to Downtown Dubai, 15 minutes to DXB Airport. Freehold ownership. Multiple completed and under-construction projects including Sobha One, Creek Vista, Creek Vista Heights, Hartland Greens and Waves.
The selling price (AED 2,350,000), BUA (1,271 sqft), 5% below OP, community view and Q4 2026 handover are from the agent brief. The OP is back-calculated at approximately AED 2,473,684. The 1,271 sqft layout is confirmed by active FAM Properties listing (ref AS-179453). Active comparable listings in the same building range from AED 2,600,000 to AED 3,100,000. Construction was 92% complete as of September 2026, supporting Q4 2026 handover.
Sobha classifies this as a 2.5BR configuration. It includes 2 bedrooms, a separate maid room with washroom, a study room and 3 bathrooms. The 1,271 sqft BUA is a confirmed layout type for this configuration in Creek Vista Heights. Some 2BR+M+S units in the same building are 1,441 sqft, which is a different layout. Both sizes are verified by active listings.
Active 2BR+M+S listings in Creek Vista Heights Tower B: AED 2,814,000 at 1,271 sqft (AED 2,213 per sqft, community view, FAM Properties), AED 3,100,000 at 1,441 sqft (AED 2,151 per sqft, community and partial creek view, high floor). A no longer available listing was at AED 2,600,000 at 1,268 sqft (AED 2,050 per sqft, skyline view). At AED 1,849 per sqft, this listing is 10% below the lowest comparable (AED 2,050) and 16% below the highest (AED 2,213). Sobha Hartland area median is approximately AED 2,081 per sqft.
Agent states Q4 2026 handover. Creek Vista Heights was reported 92% complete as of September 2026. Q4 2026 handover is plausible for Tower B. Some sources indicate Q2 2026 handover for the project, which may apply to Tower A. Buyers should verify the specific tower and floor completion timeline with Sobha directly.
Community view in Sobha Hartland means the unit overlooks the internal community landscape, parks and other residential buildings. It is the least premium view tier. Higher-value views include Dubai Water Canal, Ras Al Khor Wildlife Sanctuary, lagoon, and Downtown skyline. Community-view units typically trade at a discount of 5% to 15% versus canal or skyline views in the same building and floor range.
A 5% discount from OP is moderate. The back-calculated OP is approximately AED 2,473,684 (AED 1,946 per sqft). Including the 4% Oqood fee of approximately AED 98,947, the seller invested approximately AED 2,572,631. Total estimated loss: AED 222,631 (8.7% of total investment). While not the deepest distress, the asking price of AED 1,849 per sqft is notably below active comparable listings (AED 2,050 to AED 2,213 per sqft), suggesting the market value of the discount may be larger than 5%.
Buyer costs
Dubai transfer costs for an off-plan unit. Every figure editable — NOC is set by the developer and varies.
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Full payment schedule and unit details are released to qualified buyers on enquiry.
Indicative only and not a quotation. Excludes any balance payable to the developer, mortgage arrangement costs and service charges.
Finance
Off-plan: UAE lenders generally finance at handover. Plan the position you will be in.
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Indicative only, not an offer of finance and not advice. UAE loan-to-value caps depend on residency, property value and whether it is your first purchase, with tighter limits on off-plan. Rates move; confirm current terms with your bank or broker.
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