2 Bedroom in Seapoint Tower 2 by Emaar, Emaar Beachfront at 4.3% Below OP with Full Palm View

Property Overview

This 2-bedroom apartment in Seapoint Tower 2 by Emaar Properties, Emaar Beachfront, is available as a distress resale at AED 6,600,000. The unit has a built-up area of 1,463 sq ft with a full Palm Jumeirah view. The asking price represents a saving of AED 300,000 (4.3%) against the agent-stated original purchase price of AED 6,900,000. Handover is expected in Q1 2028.

Property Highlights

• Type: 2-bedroom apartment
• Built-up area: 1,463 sq ft
• View: full Palm Jumeirah
• Asking price: AED 6,600,000
• Original price: AED 6,900,000
• Saving from OP: AED 300,000 (4.3%)
• Seller total loss including DLD: AED 576,000 (8.0%)
• Rate: AED 4,511 per sq ft (BUA)
• Payment plan: 90/10
• Handover: Q1 2028
• Status: off-plan resale
• Ownership: freehold

Why the Price Qualifies as Below OP

The agent states the original purchase price for this unit was AED 6,900,000. The current asking price of AED 6,600,000 is AED 300,000 lower, a reduction of 4.3% from the original contract value.

While the percentage discount is modest compared to deeper distress sales, the absolute saving of AED 300,000 is meaningful at this price tier. Combined with the seller's DLD costs, the seller is absorbing a total loss of AED 576,000.

Seller Total Loss Including DLD

The seller paid a 4% DLD transfer fee on the original purchase, estimated at AED 276,000. Adding this to the original price gives an all-in cost of AED 7,176,000. The asking price of AED 6,600,000 represents a total seller loss of AED 576,000, or 8.0% of their total investment.

Market Context

The asking price sits within the mid-range of current 2-bedroom listings in Seapoint:

• Average 2BR asking price (Seapoint): approximately AED 5,806,000
• Current 2BR listing range: AED 4,500,000 to AED 8,000,000
• Average 2BR DLD transaction price (12 months, 7 sales): approximately AED 5,889,000
• Asking price trend: up 4% over the past 6 months

At AED 6,600,000, this listing is above the overall 2BR average of AED 5,806,000. However, the wide price and size range in Seapoint (2BR units span 1,107 to 1,635 sq ft) means that averages are heavily influenced by smaller, lower-priced units. Among comparable 1,463 sq ft units in Tower 2, current listings are priced at AED 6,650,000 and AED 6,990,000, making this unit AED 50,000 below the nearest same-size listing and AED 390,000 below the higher one.

The DLD average of AED 5,889,000 across 7 sales reflects a mix of unit sizes and towers, so the transaction comparison is directional rather than like-for-like. The 4% upward trend in asking prices suggests the market has firmed since the seller purchased, yet the seller is still exiting at a loss, indicating genuine motivation to sell.

Full Palm Jumeirah View

The agent confirms this unit has a full Palm Jumeirah view. Seapoint is positioned at the western edge of Emaar Beachfront, Dubai Harbour, with direct sight lines across the water to Palm Jumeirah. A full Palm-facing orientation is one of the most sought-after view corridors in the Emaar Beachfront community, offering panoramic views of the palm fronds, the crescent and the open Arabian Sea beyond.

Palm-view apartments in Emaar Beachfront command a premium over marina-facing or city-facing units. The view is largely protected from future obstruction due to the waterfront position and the fixed geography of Palm Jumeirah. For investors, a Palm-view unit typically achieves higher rental rates and stronger tenant demand compared to non-waterfront orientations.

Payment Plan and Buyer Structure

Seapoint operates on Emaar's standard 90/10 payment plan, structured as follows:

• 10% booking deposit
• 80% during construction, linked to milestone completions (5%, 10%, 20%, 40%, 60%, 80% and 100%)
• 10% on handover

With handover expected in Q1 2028, the buyer taking over this unit would be responsible for the remaining unpaid portion of the plan. The exact amount already paid by the seller was not stated in the brief. Buyers should request the seller's full payment history and Emaar's confirmation of the remaining instalment schedule before committing.

The 90/10 structure means only 10% of the purchase price is due at handover, which is favourable for buyers who want to spread payments across the remaining construction period. At AED 6,600,000, the 10% handover payment would be AED 660,000.

Price Per Square Foot Analysis

At AED 4,511 per square foot, this listing reflects the premium positioning of Emaar Beachfront as a waterfront community. For context, the overall average 2BR asking price per square foot in Seapoint varies by unit size and tower, but this rate is consistent with Palm-view units in the 1,400+ sq ft range. The broader Emaar Beachfront community has an average 2BR asking price of approximately AED 5,608,000 and an average DLD transaction price of approximately AED 4,960,000, confirming that Seapoint sits at the upper end of the community pricing spectrum.

About Seapoint at Emaar Beachfront

Seapoint is a twin-tower residential development by Emaar Properties at Emaar Beachfront, Dubai Harbour. The project comprises two towers with a combined total of 356 units. Tower 2 rises to approximately 42 storeys. The development offers 1, 2, 3 and 4-bedroom apartments and 4 and 6-bedroom penthouses, with sizes ranging from 736 to 11,683 sq ft. Two-bedroom apartments range from 1,107 to 1,635 sq ft. At 1,463 sq ft, this unit falls comfortably within the 2BR range.

The development features premium finishes including stone flooring throughout residences, and is designed to maximise waterfront views across Palm Jumeirah, Dubai Marina, the Arabian Sea and Dubai Harbour.

Amenities

Seapoint features an infinity pool, kids pool, private beach access, gymnasium, BBQ pods, sunbathing lounge, shaded seating areas, landscaped gardens, raised lawn, kids play area, ground-level retail outlets and cafes, covered parking and 24/7 security.

Construction and Handover

Construction began in September 2023. Handover is expected in Q1 2028, with some sources indicating April 2028. The project value is recorded at AED 827 million by the Dubai Land Department. Construction progress was not available at the time of this listing, but based on the September 2023 start date and Q1 2028 target, the project is approximately three years into a four-and-a-half-year construction timeline.

Location and Connectivity

Seapoint is situated at Emaar Beachfront, a gated island community within Dubai Harbour positioned between Palm Jumeirah and Bluewaters Island along the Dubai coastline. The location offers the following connectivity:

• Dubai Marina: approximately 10 minutes by road
• Palm Jumeirah: direct waterfront proximity
• Downtown Dubai: approximately 20 minutes
• Dubai International Airport: approximately 30 minutes
• Sheikh Zayed Road (E11): direct access

Emaar Beachfront offers private beach access, waterfront promenades, retail and dining options within the community. The area is established as one of Dubai's premium waterfront addresses, with completed towers already occupied and an active rental and resale market. Residents benefit from the community's gated, island setting with controlled access and resort-style amenities.

Verification Notes

Unit-specific facts including 2-bedroom configuration, built-up area of 1,463 sq ft, full Palm Jumeirah view, asking price and original purchase price are sourced from the agent's brief received on 28 September 2026. The agent refers to the project as Seaport Tower 2, which is the market shorthand for Seapoint Tower 2 by Emaar Properties at Emaar Beachfront. The 1,463 sq ft BUA falls within the 2BR range for Seapoint (1,107 to 1,635 sq ft per Bayut building data). Bayut data shows 56 current 2BR listings ranging from AED 4,500,000 to AED 8,000,000, with an average asking price of approximately AED 5,806,000. DLD records show 7 two-bedroom transactions in the past 12 months at an average of approximately AED 5,889,000. Comparable 1,463 sq ft Tower 2 listings are priced at AED 6,650,000 and AED 6,990,000. The 4.3% discount from OP is modest; the seller's total loss including DLD is 8.0%. Asking prices have trended up 4% over 6 months, suggesting the seller is exiting against a firming market. Floor level, unit number, bathroom count, parking and furnishing status were not stated in the brief and have been omitted. The amount paid by the seller toward the payment plan was not disclosed. The original purchase price of AED 6,900,000 should be confirmed against the seller's SPA.