3BR Apartment in Verve City Walk, Twin Distress Deals, Below OP Plus DLD, Burj Khalifa and Burj Al Arab Views

Property Overview

Two 3BR apartments are available as twin distress deals in Verve City Walk by Meraas, located in the City Walk community, Al Wasl, Dubai. Each unit spans 3,484 sqft on floors 13 to 20 and is offered at AED 10,000,000 (AED 2,870/sqft). The seller states these are below the original purchase price plus DLD fee, representing a 19.6% reduction from the total investment of AED 12,438,400. Handover is scheduled for Q3 2028.

Deal Analysis: OP Plus DLD Covered

The agent states an original purchase price of AED 11,960,000. Adding the 4% DLD transfer fee of AED 478,400 brings the total investment to AED 12,438,400. At the asking price of AED 10,000,000, the seller stands to lose AED 2,438,400 or 19.6% of their total investment.

At AED 2,870 per square foot, this listing sits at the lower end of all recorded DLD transactions in Verve City Walk. The 14 DLD off-plan transactions recorded range from AED 2,855/sqft for a 1BR to AED 3,327/sqft for a 5BR penthouse. However, none of these transactions involve a 3BR unit, so there is no direct DLD benchmark for this layout size.

Important Context on Competing Listings

The only currently active 3BR listing in Verve City Walk is a 3BR plus maid apartment in Tower A at AED 14,500,000 for 3,398 sqft (AED 4,267/sqft). That unit is 45% more expensive than this listing, though the size difference is modest (86 sqft smaller). A previously listed 3BR at 2,955 sqft was marketed at approximately AED 10,700,000 (AED 3,620/sqft) in Tower B but is no longer available.

The significant price gap between this listing at AED 2,870/sqft and the active comp at AED 4,267/sqft is noteworthy. It could reflect genuine distress pricing, but buyers should investigate whether the units differ in layout, view orientation, floor level or finish specification. The 3,484 sqft layout appears to be among the larger 3BR configurations in Verve, as the project offers 3BR units in multiple size categories ranging from approximately 1,677 sqft to over 4,000 sqft.

About Verve City Walk

Verve City Walk is a residential project by Meraas, a Dubai government-backed developer now operating under Dubai Holding. The project comprises Tower A and Tower B within the established City Walk community in Al Wasl. Apartment sizes range from 786 sqft studios to 9,225 sqft penthouses, with the development offering a mix of 1BR through 5BR layouts.

The developer payment plan is 75/25, structured as 20% on booking, 55% during construction and 25% on handover. For this particular resale, the agent states 50% remains due on handover, which suggests the seller has paid the booking and a portion of construction installments. The exact payment obligations transferring to a new buyer should be verified against the seller's SPA.

Construction Status

As of August 2026, Property Finder inspection data shows construction at approximately 14% completion, with handover scheduled for Q3 2028. This timeline warrants attention: reaching completion from 14% within roughly two years is achievable but will require significant acceleration. Buyers should request current construction progress updates directly from Meraas before committing.

Layout, Floor and Views

Each apartment offers 3,484 sqft of built-up area across 3 bedrooms. Similar 3BR units in Verve are listed with a maid room, 4 bathrooms and 2 parking spaces on other portals, though the agent has not specified these details for this listing. The units sit on floors 13 to 20, qualifying as mid-to-high floor positions within the towers.

The agent states both Burj Khalifa and Burj Al Arab views. City Walk is positioned in Al Wasl between Downtown Dubai (approximately 3 km northeast) and the Jumeirah coastline (approximately 2 km west), making dual landmark views plausible from higher floors with the right orientation. View claims should be confirmed with unit-specific floor plans showing window positions and facing direction.

Twin Distress Deals

The agent describes these as twin distress deals, meaning two apartments are available at the same AED 10,000,000 price point. The designation Tower B/A suggests one unit may be in each tower. Selling two units simultaneously at a 19.6% loss indicates a motivated seller, potentially an investor exiting a dual-unit position. The agent has stated the price is non-negotiable, which is consistent with a seller who has already reduced to their floor price.

Location and Connectivity

City Walk is a mixed-use community in Al Wasl, Dubai, developed by Meraas. It sits between Downtown Dubai and Jumeirah Beach, with direct access to Al Safa Street and Al Wasl Road. The community includes retail, dining and entertainment destinations such as The Green Planet indoor tropical forest and is adjacent to the Coca-Cola Arena. City Walk is a freehold zone, and the Al Wasl location provides connectivity to Sheikh Zayed Road and Al Khail Road.

Verification Notes

• The original purchase price of AED 11,960,000 is stated by the agent. No 3BR DLD transactions exist in Verve City Walk to independently verify this figure.
• The 4% DLD fee of AED 478,400 is calculated based on standard Dubai Land Department transfer charges applied to the stated OP.
• Construction at 14% (August 2026) with Q3 2028 handover requires significant build acceleration. Current progress should be verified with the developer.
• The 3,484 sqft BUA is agent-stated. FAM floor plan pages show only 1BR (786 to 850 sqft) and 2BR (1,173 to 1,508 sqft) layouts. The 3BR at this size appears to be a rarer, larger configuration not shown in standard floor plan directories.
• View claims (Burj Khalifa and Burj Al Arab) are agent-stated and should be verified with unit-specific floor plans.
• The 50% on handover payment structure is agent-stated and may differ from the standard 75/25 developer plan. The exact payment obligations should be confirmed via the seller's SPA.
• Twin deals (two units) and non-negotiable pricing are agent-stated terms.