2 Bedroom Apartment for Sale in Bayline, Mina Rashid — AED 2,180,000 | Price Dropped | 14.51% Below Seller Total | 11.09% Below Derived OP | Buyer All-In AED 236K Below Seller Total | Super Distress | 1,327 Sq Ft | Separate Laundry | 2027 | Emaar

Price Dropped — Save AED 370,000 vs Seller Total | Super Distress — Buyer All-In Approximately AED 236,440 Below Seller Total | Seller Absorbs Confirmed AED 236,440+ Loss | AED 1,643/sqft | 2BR + 2BA + Separate Laundry | 1,327 Sq Ft | Bayline | Mina Rashid | Emaar | 2027 | Ref DPF-BYL-MR-2BR-1327-001

A clearly documented super distress configuration in one of Emaar’s most distinctively positioned and most internationally recognisable waterfront marina communities — a seller who has already dropped the price and whose asking price of AED 2,180,000 is AED 370,000 below their own total documented cost including DLD, with the buyer’s own all-in still approximately AED 236,440 below that same seller total after paying every transaction fee at their own expense. The seller has disclosed their total documented cost — original purchase price plus the 4% DLD they paid at registration — as AED 2,550,000. Working from this disclosed total: the derived original purchase price is approximately AED 2,451,923 (AED 2,550,000 divided by 1.04) and the derived DLD paid is approximately AED 98,077. The distress asking price is AED 2,180,000 — representing a saving of approximately AED 271,923 (11.09%) below the derived original purchase price, and AED 370,000 (14.51%) below the seller’s own disclosed total. The price has already been dropped — meaning the seller has already reduced from a higher previous asking level, and the AED 2,180,000 represents the seller’s current floor, confirmed by their willingness to absorb a AED 370,000 loss versus their total documented investment. The buyer’s own all-in — AED 2,180,000 plus buyer DLD (4%), agency (2% plus VAT), and admin — is approximately AED 2,313,560. That buyer all-in is approximately AED 236,440 below the seller’s total documented cost of AED 2,550,000. The buyer pays every transaction cost at their own expense and still arrives at a fully-loaded acquisition figure approximately AED 236,440 lower than what the seller originally invested including DLD. Super distress confirmed: three independent arithmetic layers — saving AED 271,923 vs derived OP (11.09%), saving AED 370,000 vs seller total (14.51%), and buyer all-in AED 236,440 below that seller total (9.27%) — all confirm the same documented conclusion. The apartment adds a specific and consistently valued practical premium beyond the distress arithmetic: a separate laundry room. In a 1,327 sq ft 2-bedroom at this price point, a dedicated laundry room means one of the apartment’s functional requirements has its own enclosed space rather than competing with bathroom or kitchen square footage — a specification detail that consistently differentiates Bayline’s product in the Mina Rashid rental market and that end-users specifically identify as one of the most valued daily-convenience features of a family apartment. Bayline is Emaar’s residential building within the Mina Rashid waterfront masterplan — the Port Rashid seafront development that positions Dubai’s historic maritime gateway as a premium waterfront residential and lifestyle destination, with a marina, yachting infrastructure, seafront promenade, and the full Emaar community amenity programme embedded within one of Dubai’s most historically significant and most centrally positioned waterfront locations. A 2-bedroom with separate laundry room at 1,327 sq ft in Bayline at AED 2,180,000 — 14.51% below the seller’s total documented cost, buyer all-in approximately AED 236,440 below that total, price already dropped — is the most clearly evidenced super distress entry into Bayline Mina Rashid’s 2-bedroom secondary market at the current date. Reference: DPF-BYL-MR-2BR-1327-001.

Property Highlights

• Project: Bayline
• Developer: Emaar Properties
• Community: Mina Rashid, Port Rashid, Dubai
• Unit Type: 2 Bedroom Apartment
• Bedrooms: 2
• Bathrooms: 2
• Special Feature: Separate laundry room
• Size: 1,327 sq ft
• Handover: 2027
• Status: Price Dropped — Off-Plan Resale — Super Distress
• Seller Disclosed Total (OP + DLD): AED 2,550,000
• Derived OP (÷ 1.04): Approximately AED 2,451,923
• Derived Seller DLD Paid (4% of OP): Approximately AED 98,077
• Distress Asking Price: AED 2,180,000
• Saving vs Derived OP: Approximately AED 271,923 (11.09% below derived OP)
• Saving vs Seller Total: AED 370,000 (14.51% below seller total)
• Price per Sq Ft (SP): AED 1,643
• Price per Sq Ft (Derived OP): Approximately AED 1,848
• Price per Sq Ft (Seller Total): Approximately AED 1,921
• Saving per Sq Ft vs Derived OP: Approximately AED 205
• Saving per Sq Ft vs Seller Total: Approximately AED 278
• Estimated Buyer All-In: Approximately AED 2,313,560
• Buyer All-In vs Seller Total: Approximately AED 236,440 BELOW seller’s disclosed total — super distress confirmed
• DPF Reference: DPF-BYL-MR-2BR-1327-001

Deriving the OP and the Three-Layer Distress Framework

Understanding This Configuration

The seller has disclosed their total documented investment — original purchase price plus the 4% DLD paid at registration — as AED 2,550,000. This is the most transparent form of seller cost disclosure and provides the most complete arithmetic basis for the distress analysis. Dividing AED 2,550,000 by 1.04 gives a derived OP of approximately AED 2,451,923 and a derived DLD of approximately AED 98,077. All three distress layers are calculated from these disclosed and derived figures.

Layer 1 — Against Derived Original Purchase Price

• Derived OP: Approximately AED 2,451,923
• SP: AED 2,180,000
• Saving: Approximately AED 271,923
• Percentage Below Derived OP: Approximately 11.09%
• Price per Sq Ft (SP): AED 1,643
• Price per Sq Ft (Derived OP): Approximately AED 1,848
• Saving per Sq Ft vs Derived OP: Approximately AED 205

Layer 2 — Against Seller Total Documented Cost (The Seller’s 14.51% Headline Layer)

• Seller Disclosed Total (OP + DLD): AED 2,550,000
• SP: AED 2,180,000
• Saving: AED 370,000
• Percentage Below Seller Total: 14.51%
• Price per Sq Ft (Seller Total basis): Approximately AED 1,921
• Saving per Sq Ft vs Seller Total: Approximately AED 278

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

• SP: AED 2,180,000
• Buyer DLD (4%): AED 87,200
• Buyer Admin: Approximately AED 580
• Buyer Agency (2% + VAT): Approximately AED 45,780
• Buyer Total All-In: Approximately AED 2,313,560
• Buyer All-In vs Seller Total: Approximately AED 236,440 BELOW seller’s disclosed total of AED 2,550,000
• Percentage Below Seller Total: Approximately 9.27%

The seller paid approximately AED 2,451,923 (derived OP) plus approximately AED 98,077 in DLD — a total documented investment of AED 2,550,000. The distress asking price is AED 2,180,000 — saving AED 370,000 (14.51%) below the seller’s own disclosed total. The buyer’s own all-in of approximately AED 2,313,560 is approximately AED 236,440 below the seller’s total documented cost. The buyer pays every transaction fee at their own expense and arrives at a fully-loaded acquisition cost approximately AED 236,440 lower than what the seller originally invested. The price has already been dropped from a previous higher asking level — meaning the seller has already demonstrated their commitment to a motivated exit and the AED 2,180,000 represents their current confirmed floor. Three independent arithmetic layers confirm super distress.

Price Dropped — Why the Reduction History Matters

A seller who explicitly markets their listing as “price dropped” has already made one or more reductions from a higher previous asking price. In the Dubai off-plan secondary market, price drops from motivated sellers on active listings confirm a pattern of behaviour: the seller has been in the market, has not found a buyer at a higher price, and has reduced to attract engagement. The current AED 2,180,000 asking price — already AED 370,000 below the seller’s total documented cost — is not the opening position of a seller who has just entered the market. It is the revised position of a seller who has already demonstrated willingness to move. For a buyer, this price history carries specific information: the seller has been through the process of reducing once, and is likely to engage seriously with a buyer who moves quickly and decisively at the current asking price. The motivation behind the price drop is confirmed by the arithmetic — AED 370,000 below the seller’s own total documented cost, with the buyer’s all-in still approximately AED 236,440 below that total — and the price history confirms the seller’s timeline pressure is real rather than rhetorical. The buyer who engages immediately at AED 2,180,000 acquires the full benefit of the motivated seller’s current position. The buyer who delays allows the seller to find another first mover.

Separate Laundry Room — The Practical Premium in a 1,327 Sq Ft 2-Bedroom

A separate laundry room in a 1,327 sq ft 2-bedroom apartment at Mina Rashid is a specification feature that consistently differentiates Emaar’s Bayline product from equivalent-size apartments in competing developments that combine laundry functions with bathroom or kitchen space. In practical terms: a dedicated enclosed laundry space means washing machines, dryers, laundry drying racks, ironing boards, cleaning supplies, and household utility storage are completely separated from the apartment’s living and bedroom programme — the apartment’s 1,327 sq ft of habitable space is not compromised by the visual and functional intrusion of laundry infrastructure into any of the spaces that occupants and guests actually inhabit. For a professional couple or a family — the primary tenant profile for a 2-bedroom in Mina Rashid — a separate laundry room is the single most practically valued functional specification in the daily household programme. For a rental investor, the laundry room designation consistently differentiates this apartment in the Bayline listing comparison — tenants who are comparing 2-bedroom options within the same community and price bracket specifically filter for laundry room availability as a first-pass practical criterion, and the presence of a separate laundry room drives the highest occupancy rates and the most consistent renewal rates within Bayline’s 2-bedroom inventory.

About Bayline — Mina Rashid, Emaar, Dubai

Mina Rashid — also referred to as the Dubai Harbour at Port Rashid — is Emaar’s premium waterfront marina and residential masterplan at the historic Port Rashid seafront on Dubai’s central coastline. The development transforms Dubai’s original deep-water port infrastructure into one of the city’s most comprehensively programmed and most distinctively positioned waterfront lifestyle destinations — a full marina for superyachts and leisure craft, a waterfront promenade, beach clubs, retail and dining facing the Arabian Gulf, and a residential programme delivered to Emaar’s quality standard in a location whose seafront positioning, maritime character, and proximity to Old Dubai’s historic waterways makes it unlike any other Emaar residential community in the city. Bayline is one of the residential buildings within the Mina Rashid masterplan — positioned to deliver Emaar’s waterfront residential proposition to the 2-bedroom and larger apartment buyer profile with the community’s marina views, waterfront access, and the full Emaar amenity and community management programme. The Mina Rashid address provides connectivity to Dubai’s entire central corridor — Dubai Creek and Old Dubai are within minutes, Downtown Dubai and DIFC are approximately 10 to 15 minutes, and Dubai International Airport is approximately 10 to 15 minutes — making it one of the most centrally connected premium waterfront addresses in Dubai. A 2-bedroom plus separate laundry at 1,327 sq ft in Bayline at AED 2,180,000 — 14.51% below the seller’s total disclosed cost, buyer all-in approximately AED 236,440 below that total, price already dropped — is the most clearly evidenced super distress entry into Bayline’s 2-bedroom secondary market at the current date. Reference: DPF-BYL-MR-2BR-1327-001.

Community and Lifestyle

• Bayline — Emaar residential building within Mina Rashid waterfront masterplan
• Mina Rashid — Emaar’s Port Rashid marina and seafront development
• Full marina for superyachts and leisure craft — the defining community character
• Seafront promenade, beach clubs, and Arabian Gulf waterfront access
• 2 bedrooms, 2 bathrooms — full professional couple and family programme
• Separate laundry room — practical family specification premium
• 1,327 sq ft — generous 2-bedroom layout at AED 1,643/sqft distress rate
• Price dropped — confirmed motivated seller exit
• 14.51% below seller total — AED 370,000 saving vs seller’s disclosed total
• Super distress — buyer all-in approximately AED 236,440 below seller’s total documented cost
• Emaar developer — most established delivery certainty and quality standard in Dubai
• 2027 handover — Emaar delivery certainty

Amenities

• Mina Rashid full marina — superyacht and leisure craft berths, yachting infrastructure
• Arabian Gulf seafront promenade — direct waterfront walkway from the development
• Beach clubs and waterfront leisure programme
• Bayline building amenities — pool, gymnasium, lobby management on request from Emaar
• Waterfront retail and dining facing the marina and Arabian Gulf
• Dubai Creek waterfront heritage — Old Dubai waterway accessible within minutes
• 24/7 gated security and Emaar waterfront community management
• Full service charge details on request from Emaar

Investment Case — Super Distress, Waterfront Marina, Emaar Quality, Price Already Dropped

The investment case for this Bayline 2-bedroom at AED 2,180,000 operates across four compounding propositions. First, the confirmed super distress entry: buyer all-in approximately AED 236,440 below the seller’s total documented cost — structural equity from day one, derived from the seller’s own disclosed figures and requiring no market projection to validate. Second, the price-dropped seller motivation: the seller has already reduced their asking price to AED 2,180,000 from a higher previous level, confirming that the AED 370,000 loss versus their total is not a theoretical floor but an active, market-demonstrated position. Third, the Mina Rashid waterfront premium and growth trajectory: the Port Rashid seafront waterfront is one of Dubai’s most comprehensively positioned and most government-infrastructure-supported marina and waterfront lifestyle destinations — the superyacht marina, the waterfront promenade, and the full Emaar community programme combined with the location’s central Dubai connectivity and Old Dubai heritage adjacency provide a waterfront investment address whose value trajectory is supported by Emaar’s community activation programme and the progressive build-out of the Mina Rashid lifestyle infrastructure. Fourth, the separate laundry room rental advantage: within Bayline’s 2-bedroom secondary rental inventory, the separate laundry room designation consistently drives the highest occupancy rates and the strongest tenant renewal rates — a practical specification advantage that translates directly into rental yield consistency at AED 1,643/sqft entry. Entering at AED 2,180,000 — with price already dropped, seller total confirmed at AED 2,550,000, and buyer all-in AED 236,440 below that total — creates the most favourable yield-on-cost foundation for a 2-bedroom in Bayline Mina Rashid at the current secondary market.

Estimated Buyer All-In Cost

• Purchase Price: AED 2,180,000
• DLD Transfer Fee (4%): AED 87,200
• DLD Administrative Fee: Approximately AED 580
• Agency Commission (2% + VAT): Approximately AED 45,780
• Total Estimated Buyer All-In: Approximately AED 2,313,560
• Buyer All-In vs Seller Total (AED 2,550,000): Approximately AED 236,440 BELOW — super distress confirmed

Location and Connectivity — Mina Rashid, Port Rashid, Dubai

• Community: Mina Rashid, Port Rashid, Dubai
• Key Roads: Sheikh Khalifa Bin Zayed Road, Al Mankhool Road, Port Rashid Access Road
• Dubai Creek Heritage Waterfront: Approximately 5 to 10 minutes by car
• Bur Dubai and Al Fahidi Historical District: Approximately 5 to 10 minutes by car
• Dubai Frame: Approximately 10 minutes by car
• Downtown Dubai and Burj Khalifa: Approximately 10 to 15 minutes by car
• DIFC and Business Bay: Approximately 10 to 15 minutes by car
• Dubai International Airport (DXB): Approximately 10 to 15 minutes by car
• Deira Gold Souk and Spice Souk: Approximately 10 to 15 minutes by car
• Dubai Marina and JBR: Approximately 25 to 30 minutes by car
• Al Maktoum International Airport (DWC): Approximately 35 to 40 minutes by car

Why This Bayline Mina Rashid Listing Demands Immediate Action

• Price already dropped — seller has actively reduced from a higher previous asking level to AED 2,180,000
• 14.51% below seller’s total documented cost — AED 370,000 saving vs seller’s disclosed total of AED 2,550,000
• 11.09% below derived OP — approximately AED 271,923 saving vs the derived original purchase price
• Super distress confirmed — buyer all-in approximately AED 236,440 below seller’s total disclosed cost
• AED 1,643/sqft — distress rate for a 2-bedroom with separate laundry in Bayline Mina Rashid
• AED 205/sqft below derived OP rate — across 1,327 sq ft of Emaar waterfront residential space
• Separate laundry room — highest-occupancy 2-bedroom specification in Bayline’s rental inventory
• Bayline Mina Rashid — Emaar marina and seafront community, full superyacht marina, seafront promenade
• 10 to 15 minutes DXB Airport — one of the most airport-proximate premium Emaar waterfront addresses
• Emaar developer — most established delivery certainty and quality standard in Dubai
• 2027 handover — Emaar delivery certainty
• Freehold — available to all nationalities worldwide
• Reference DPF-BYL-MR-2BR-1327-001

Frequently Asked Questions