Save AED 320,000 vs Seller Total | Super Distress — Buyer All-In Approximately AED 125,440 Below Seller Total | Brand New Never Occupied | Middle Floor | 139 Sq.m | AED 2,125/sqft | Creek Gate | Dubai Creek Harbour | Emaar | Ref DPF-CKG-DCH-3BR-1496-001
A transparently documented super distress configuration in one of Dubai's most globally celebrated waterfront masterplan communities — a brand-new, never-occupied middle-floor 3-bedroom in Creek Gate, Dubai Creek Harbour, at AED 3,180,000 against a seller's own disclosed total documented cost of approximately AED 3,500,000. The seller has disclosed their complete investment — original purchase price plus the 4% DLD they paid at registration — as approximately AED 3,500,000. Working from this disclosed total: the derived original purchase price is approximately AED 3,365,385 (AED 3,500,000 divided by 1.04) and the derived DLD paid is approximately AED 134,615. The distress asking price is AED 3,180,000 — representing a saving of approximately AED 185,385 (5.51%) below the derived original purchase price and AED 320,000 (9.14%) below the seller's own disclosed total including DLD. The buyer's own all-in — AED 3,180,000 plus buyer DLD (4%), agency (2% plus VAT), and admin — is approximately AED 3,374,560. That buyer all-in is approximately AED 125,440 below the seller's total documented cost of AED 3,500,000. The buyer pays every transaction fee at their own expense and still arrives at a fully-loaded acquisition figure approximately AED 125,440 lower than what the seller originally invested. Super distress confirmed across three independent arithmetic layers. The brand-new status compounds the opportunity: this apartment has never been occupied — it is in its original Emaar delivery condition, with Emaar's quality finishes, fittings, and materials completely untouched. A brand-new Emaar apartment in Dubai Creek Harbour at AED 3,180,000 — with buyer all-in approximately AED 125,440 below the seller's total documented cost — is a configuration that the Creek Gate non-distressed secondary market does not produce. Creek Gate is an Emaar residential development within Dubai Creek Harbour — the most comprehensively conceived of Emaar's waterfront masterplan communities, built around the Dubai Creek with the future Dubai Creek Tower as its centrepiece and a fully activated community programme of retail, dining, beach, marina, and waterfront lifestyle infrastructure. A middle-floor 3-bedroom at 139 sq.m in Creek Gate at AED 3,180,000 — brand new, super distress confirmed, buyer all-in below seller total — is the most clearly evidenced distress entry into Creek Gate's 3-bedroom secondary market at the current date. Reference: DPF-CKG-DCH-3BR-1496-001.
Property Highlights
- Project: Creek Gate
- Developer: Emaar Properties
- Community: Dubai Creek Harbour, Dubai
- Unit Type: 3 Bedroom Apartment
- Bedrooms: 3
- Bathrooms: Available on request
- Size: 139 sq.m (approximately 1,496 sq ft)
- Floor: Middle floor
- Condition: Brand new — never occupied
- Seller Disclosed Total (OP + DLD): Approximately AED 3,500,000
- Derived OP (total divided by 1.04): Approximately AED 3,365,385
- Derived Seller DLD Paid: Approximately AED 134,615
- Distress Asking Price: AED 3,180,000
- Saving vs Derived OP: Approximately AED 185,385 (5.51% below derived OP)
- Saving vs Seller Total: AED 320,000 (9.14% below seller total)
- Price per Sq Ft (SP): Approximately AED 2,125
- Price per Sq Ft (Derived OP): Approximately AED 2,249
- Saving per Sq Ft vs Derived OP: Approximately AED 124
- Estimated Buyer All-In: Approximately AED 3,374,560
- Buyer All-In vs Seller Total: Approximately AED 125,440 BELOW seller disclosed total — super distress confirmed
- Status: Ready — Super Distress — Brand New Never Occupied
- DPF Reference: DPF-CKG-DCH-3BR-1496-001
Three-Layer Super Distress Framework
Layer 1 — Against Derived Original Purchase Price
- Derived OP: Approximately AED 3,365,385
- SP: AED 3,180,000
- Saving: Approximately AED 185,385 (5.51%)
- Price per Sq Ft (SP): Approximately AED 2,125
- Price per Sq Ft (Derived OP): Approximately AED 2,249
- Saving per Sq Ft: Approximately AED 124
Layer 2 — Against Seller Total Documented Cost
- Seller Disclosed Total: Approximately AED 3,500,000
- SP: AED 3,180,000
- Saving: AED 320,000 (9.14%)
Layer 3 — Buyer All-In vs Seller Total (Super Distress Confirmed)
- SP: AED 3,180,000
- Buyer DLD (4%): AED 127,200
- Buyer Admin: Approximately AED 580
- Buyer Agency (2% + VAT): Approximately AED 66,780
- Buyer Total All-In: Approximately AED 3,374,560
- Buyer All-In vs Seller Total: Approximately AED 125,440 BELOW seller disclosed total of AED 3,500,000
- Percentage Below Seller Total: Approximately 3.58%
The seller paid approximately AED 3,365,385 (derived OP) plus approximately AED 134,615 in DLD — a total documented investment of AED 3,500,000. The distress asking price is AED 3,180,000 — saving AED 320,000 (9.14%) below the seller's own disclosed total. The buyer's own all-in of approximately AED 3,374,560 is approximately AED 125,440 below the seller's total documented cost. Three independent arithmetic layers confirm super distress. The seller absorbs a confirmed, documented loss of AED 320,000 relative to their total investment and delivers a brand-new, never-occupied apartment in its original condition to the buyer.
Brand New — Never Occupied
This Creek Gate 3-bedroom has never been occupied. It is in its original Emaar delivery condition: flooring, joinery, kitchen, bathroom fittings, appliances, and every finish surface are untouched and in the condition Emaar's quality control programme delivered them. For an end-user, possession day is move-in day without snagging, deep cleaning, or preparation cost. For an investor, brand-new status provides the most premium rental listing positioning available in Creek Gate's inventory. The combination of brand-new status with super distress pricing — AED 320,000 below the seller's total documented cost, buyer all-in approximately AED 125,440 below that same total — means the buyer captures both the quality premium of an original-condition apartment and the structural cost advantage of the motivated seller's exit.
Middle Floor — Balanced Elevation in Dubai Creek Harbour
A middle-floor apartment in Creek Gate provides the most balanced combination of elevation and connection within the building — sufficiently elevated above ground-level infrastructure, while maintaining a closer, more intimate relationship with the Creek and community landscape than the highest floors. For a family occupying the apartment as their primary residence, the middle-floor position provides a daily living connection to the community that high floors lose. For an investor, middle-floor units in Creek Harbour consistently deliver the highest occupancy-to-rent-ratio combination in the building's inventory — attracting the widest range of tenant profiles at the broadest range of applicable monthly and nightly rates.
About Creek Gate — Dubai Creek Harbour, Emaar
Dubai Creek Harbour is Emaar's flagship waterfront masterplan — a 6 sq km community on the Dubai Creek north bank, designated as the site of the future Dubai Creek Tower and fully activated with Creek Beach (a natural sandbank beach within the Creek environment), The Island floating retail and dining destination, a marina, and the Creek Harbour promenade. The community's positioning places Downtown Dubai and DIFC within 10 to 15 minutes by car, with DXB Airport approximately 10 to 20 minutes — making it one of the most centrally connected premium waterfront addresses in Dubai. The Ras Al Khor Wildlife Sanctuary's flamingo habitat is immediately adjacent — a unique natural amenity that no other urban Dubai residential community provides. Creek Gate is an Emaar residential tower within Dubai Creek Harbour delivering the 3-bedroom family apartment programme with Creek views, waterfront promenade access, and the full Emaar amenity and quality standard. A middle-floor 3-bedroom at 139 sq.m at AED 3,180,000 — brand new, 9.14% below the seller's disclosed total, buyer all-in AED 125,440 below that total — is the most clearly evidenced super distress entry into Creek Gate's 3-bedroom secondary market at the current date. Reference: DPF-CKG-DCH-3BR-1496-001.
Amenities
- Creek Gate building amenities — pool, gymnasium, lobby management on request from Emaar
- Dubai Creek Harbour promenade — direct walkable waterfront access
- Creek Beach — Emaar's sandbank beach within the Creek environment
- The Island — Creek Harbour floating retail and dining destination
- Creek Harbour Marina — leisure craft access
- Ras Al Khor Wildlife Sanctuary — flamingo habitat immediately adjacent
- Community cycling and jogging tracks throughout Dubai Creek Harbour
- Community retail, dining, and lifestyle programme within the masterplan
- 24/7 gated security and Emaar community management
- Full service charge details on request from Emaar
Investment Case
The investment case operates across four compounding propositions. First, the super distress structural equity: the buyer's all-in of approximately AED 3,374,560 is approximately AED 125,440 below the seller's total documented cost — equity from day one derived from the seller's own disclosed figures. Second, the brand-new premium without brand-new pricing: in the Creek Gate secondary market, brand-new apartments command premium pricing above used equivalents. Here the brand-new status is transferred at a confirmed discount below the seller's total cost. Third, the Dubai Creek Harbour long-term value trajectory: Creek Harbour's positioning, the future Creek Tower, Creek Beach, The Island activation, and the Ras Al Khor sanctuary proximity sustain one of Dubai's most credible long-term appreciation arguments. Fourth, the family rental demand in Creek Harbour: 3-bedroom apartments attract the most consistently active professional family tenant profile in Dubai's premium waterfront rental market, willing to pay sustained rental premiums above comparable square footage in communities without the Creek Harbour waterfront proposition.
Estimated Buyer All-In Cost
- Purchase Price: AED 3,180,000
- DLD Transfer Fee (4%): AED 127,200
- DLD Administrative Fee: Approximately AED 580
- Agency Commission (2% + VAT): Approximately AED 66,780
- Total Estimated Buyer All-In: Approximately AED 3,374,560
- Buyer All-In vs Seller Total (AED 3,500,000): Approximately AED 125,440 BELOW — super distress confirmed
Location and Connectivity
- Community: Dubai Creek Harbour, Dubai
- Key Roads: Ras Al Khor Road, Al Ain Road (E66)
- Ras Al Khor Wildlife Sanctuary: Immediately adjacent
- Downtown Dubai and Burj Khalifa: Approximately 10 to 15 minutes by car
- DIFC and Business Bay: Approximately 10 to 15 minutes by car
- Dubai Mall: Approximately 10 to 15 minutes by car
- Meydan Racecourse: Approximately 10 minutes by car
- Dubai International Airport (DXB): Approximately 10 to 20 minutes by car
- Old Dubai and Deira: Approximately 10 to 15 minutes by car
- Al Maktoum International Airport (DWC): Approximately 35 to 40 minutes by car
Why This Listing Demands Immediate Action
- Brand new — never occupied, original Emaar delivery condition at the distress price
- 9.14% below seller's total documented cost — AED 320,000 saving vs seller's disclosed total of AED 3,500,000
- 5.51% below derived OP — approximately AED 185,385 saving vs derived original purchase price
- Super distress confirmed — buyer all-in approximately AED 125,440 below seller's total disclosed cost
- AED 2,125/sqft — distress rate for a brand-new middle-floor 3-bedroom in Creek Gate Dubai Creek Harbour
- 139 sq.m — generous 3-bedroom family layout in Emaar's most globally recognised waterfront community
- Dubai Creek Harbour — flagship Emaar waterfront masterplan, future Creek Tower site
- 10 to 15 minutes Downtown Dubai, DIFC, and DXB Airport
- Freehold — available to all nationalities worldwide
- Reference DPF-CKG-DCH-3BR-1496-001
Golden Visa eligibility, rental and yield figures, handover timing and transport connectivity described above reflect source information published as at 17 August 2026 and can change. Confirm current status before relying on them.
