Best Deal – 1BR+Study Below OP in Sobha One | Golf Course | AED 1,500,000

6.25% Below OP | AED 100,000 Saving | 1BR+Study | 725 Sqft | 18-Hole Golf Course | Q4 2026 | AED 1,500,000

This is a best-opportunity distress listing for a 1-bedroom plus study (1.5-bedroom) apartment in Sobha One by Sobha Realty, Ras Al Khor Road, Dubai, UAE. The seller’s original purchase price was AED 1,600,000. The distress selling price is AED 1,500,000 — AED 100,000 (6.25%) below the seller’s original purchase price. Including the 4% DLD the seller paid (~AED 64,000), the buyer saves approximately AED 164,000 (9.86%) versus the seller’s total all-in acquisition cost of approximately AED 1,664,000. The seller exits below OP and absorbs their DLD entirely. What makes this listing a genuinely outstanding opportunity is the combination of: a below-OP price on a Sobha Realty product in the most anticipated master development in the Ras Al Khor corridor; a 1-bedroom plus dedicated study room configuration (Sobha One’s 1.5-bedroom floor plan) providing more functional versatility than a standard 1BR; an 18-hole pitch and putt golf course directly within the community — a world-first for any Dubai development at this price point; crystal lagoon views, Ras Al Khor Wildlife Sanctuary views (flamingos, 450+ bird species), Burj Khalifa views from upper floors; and a Q4 2026 handover — only months away — meaning this is near-delivery off-plan with a very short wait to vacant possession. At AED 2,069/sqft for a Sobha Realty 1.5BR in a golf course, crystal lagoon community with Ras Al Khor Wildlife Sanctuary as a natural backdrop, this is one of the most competitive value-per-sqft entries available in any Sobha Realty development in Dubai today.

Property Highlights

• Project: Sobha One
• Developer: Sobha Realty
• Location: Ras Al Khor Road, Ras Al Khor, Dubai (adjacent to MBR City / Sobha Hartland)
• Unit Type: 1 Bedroom + Study (1.5-Bedroom configuration)
• Size: 725 sq ft
• Study Room: Yes — dedicated study included as standard in Sobha One 1.5-bedroom floor plans
• Laundry/Utility Room: Yes — standard in all Sobha One units
• Balcony/Yard: Yes
• Kitchen: Fitted kitchen with premium Sobha finishes
• Views: Golf course, crystal lagoons, Ras Al Khor Wildlife Sanctuary (exact view confirmed on request)
• Parking: Covered parking
• Handover: Q4 2026 (October–December 2026) — imminent delivery
• Payment Plan: 60/40 (60% during construction + 40% on handover)
• 40% at Handover (on OP): AED 640,000 (mortgageable)
• Seller’s OP: AED 1,600,000
• Seller’s 4% DLD: ~AED 64,000
• Seller’s Total Entry (OP+DLD): ~AED 1,664,000
• Distress Selling Price: AED 1,500,000
• Saving vs OP: AED 100,000 (6.25%)
• Saving vs OP+DLD: ~AED 164,000 (~9.86%)
• Entry Price per Sqft: AED 2,069/sqft
• Ownership: Freehold — available to all nationalities
• Status: Off-Plan | Near Handover (Q4 2026)

About Sobha One — The 18-Hole Golf Course Master Community

Sobha One is Sobha Realty’s flagship master community development in Ras Al Khor, Dubai — a 34.4-acre, five-tower complex with towers ranging from 30 to 66 floors, delivering approximately 2,700–3,000 units across 1 to 4-bedroom apartments and 2 to 4-bedroom duplexes. The project is developed by Sobha Realty — one of the UAE’s most respected and vertically integrated real estate developers, known for constructing the entirety of their projects in-house (design, construction, and finishing — no outsourcing), resulting in a consistently superior build quality and delivery track record. Sobha One’s defining community feature is its 18-hole pitch and putt golf course, which occupies the land area in front of the five towers — a green parkway of golf and landscape that makes Sobha One immediately distinguishable from every other residential development in the Ras Al Khor corridor, and one of very few sub-AED 2M-entry residential communities anywhere in Dubai to offer a golf course as a direct community amenity. The community also features four interconnected themed courtyards, crystal lagoons, and a sky garden — delivering a resort-lifestyle environment within a densely planned master community setting. 1.5-bedroom apartments (1BR + study) are a specific Sobha One unit configuration that includes a dedicated study room in addition to the primary bedroom, living area, kitchen, laundry room, and balcony — providing meaningfully more functional space than a standard 1BR. Handover for Sobha One is targeted Q4 2026 — imminent from today’s date of May 2026, meaning buyers purchasing now will receive the property within approximately 5–8 months.

Why the 1BR + Study Is the Best 1BR Upgrade

The study room in Sobha One’s 1.5-bedroom configuration is not a token alcove — it is a dedicated room that provides transformative flexibility for the daily life of the apartment’s occupants and a measurable commercial advantage for investors. For an owner-occupier: the study provides a permanent, acoustically separated workspace for remote work, an additional sleeping space for guests, or a dedicated nursery for young families — none of which can be created in a standard 1BR without compromising the living areas. For an investor: 1.5-bedroom configurations consistently rent at a premium of 10–15% above comparable standard 1BR units in the same building, because tenants in the professional and remote-working demographic actively seek the extra room and pay above-average rents for it. The study room transforms a 725 sqft apartment from a pure 1BR into a functionally 2-room home — a configuration that occupies a unique pricing band between a standard 1BR and a full 2BR, offering 2-room functionality at a 1BR price. At AED 1,500,000, this is exceptional value for this configuration in a Sobha Realty development.

Community and Lifestyle — Ras Al Khor

• Ras Al Khor Road provides direct, fast highway access to all of Dubai’s primary business districts: Downtown Dubai and Burj Khalifa (~10 minutes), Business Bay (~10 minutes), DIFC (~12 minutes), and Dubai Creek Harbour (~10 minutes)
• Ras Al Khor Wildlife Sanctuary — a UNESCO-recognised natural reserve home to over 450 species of birds including flamingos, herons, and ospreys — is directly adjacent to Sobha One and visible from the community and from upper-floor apartments. This protected reserve will never be developed, making it a permanent natural asset that provides irreplaceable green and wildlife views
• Sobha Hartland — the established Sobha Realty community adjacent to Sobha One — provides an existing ecosystem of schools (North London Collegiate School, Hartland International School), cafes, retail, and community infrastructure accessible to Sobha One residents
• Dubai Creek Harbour — the most ambitious waterfront masterplan currently under development in Dubai, anchored by Dubai Creek Tower (projected to surpass Burj Khalifa as the world’s tallest structure) — is approximately 10–15 minutes away, and Sobha One’s upper floors face toward the DCH development
• Meydan Racecourse and Meydan City are approximately 10 minutes — Dubai World Cup, concerts, and lifestyle events are directly accessible
• Dubai International Airport (DXB) is approximately 10–15 minutes — one of the most convenient mid-city residential addresses for frequent travellers
• The Dubai 2040 Urban Master Plan designates MBR City (which includes the Sobha One corridor) as one of five key urban growth centres, ensuring sustained government infrastructure investment for decades
• Sobha One’s views: golf course (ground-level green expanse), crystal lagoons (reflective water landscape within the community), Ras Al Khor Wildlife Sanctuary (flamingo-populated protected wetland), Burj Khalifa and Downtown Dubai skyline (from upper floors), and Dubai Creek Harbour development (emerging world’s-tallest skyline)

Amenities

• 18-hole pitch and putt golf course — directly within the community, in front of the five towers
• Four interconnected themed courtyards
• Crystal lagoons
• Sky garden
• Infinity-style swimming pool
• Fully equipped gymnasium
• Outdoor gymnasium
• Kids’ play zone
• BBQ area
• Retail outlets within community
• Luxury clubhouse
• Multi-purpose room
• Jogging and walking tracks
• Covered parking (three basement levels)
• High-speed elevators
• 24-hour security and maintenance
• Adjacent: Ras Al Khor Wildlife Sanctuary (flamingos, UNESCO-recognised)
• Nearby: Sobha Hartland schools and community retail

Layout and Floor Plan

Sobha One 1.5-bedroom (1BR + study) apartments are 725 sq ft. The layout includes one master bedroom with bathroom and built-in wardrobes, a dedicated study room (separate from the bedroom — enclosed, usable as a workspace, guest room, or nursery), an open-plan living and dining area with floor-to-ceiling windows, a balcony or yard, a fitted kitchen with premium Sobha finishes, and a laundry/utility room. The laundry room is a standard inclusion in all Sobha One units — a practical advantage not universal in competing Ras Al Khor 1BR apartments. The floor-to-ceiling windows and panoramic orientation provide views of the community’s golf course, crystal lagoons, and — from upper floors — the Ras Al Khor Wildlife Sanctuary and Burj Khalifa skyline. The exact tower, floor level, and view orientation are available on request quoting SOBHAONE-RK-1BR-725-ST-001.

Payment Plan and Near-Handover Analysis

Sobha One was launched with a 60/40 payment plan: 60% during construction in staged installments and 40% on handover in Q4 2026. This is an off-plan SPA assignment. The buyer assumes the seller’s outstanding payment obligations per the original Sobha schedule. The 40% balance due at Q4 2026 handover (approximately AED 640,000 based on the OP of AED 1,600,000) can be financed by UAE bank mortgage, including for non-resident buyers. Given that handover is targeted Q4 2026 — approximately 5–8 months from the date of this listing (May 2026) — this is effectively a near-handover purchase: the buyer benefits from a short residual construction period, rapidly approaching vacant possession, and the ability to plan rental placement or move-in within a very near-term window. On assignment: DLD 4% (~AED 60,000 on AED 1,500,000) + trustee fee (~AED 4,200) + buyer agency ~2% (~AED 30,000) = approximately AED 1,594,200 all-in at assignment (before remaining construction installments and the 40% handover balance). Full paid/outstanding installment breakdown and original Sobha SPA available on request.

Location and Connectivity

• Ras Al Khor Wildlife Sanctuary: adjacent — UNESCO-recognised, 450+ bird species, visible from community
• Downtown Dubai / Burj Khalifa: approximately 10 minutes by car
• Business Bay: approximately 10 minutes by car
• DIFC: approximately 12 minutes by car
• Dubai Creek Harbour: approximately 10 minutes by car
• Dubai International Airport (DXB): approximately 10–15 minutes by car
• Meydan Racecourse: approximately 10 minutes by car
• Dubai Festival City Mall: approximately 10 minutes by car
• Sobha Hartland (adjacent): North London Collegiate School, Hartland International School, community retail
• Ras Al Khor Road: directly accessible — primary arterial connecting Ras Al Khor to all Dubai business districts
• Nad Al Hamar Road: approximately 5 minutes by car
• Al Ain Road (E66): accessible via Ras Al Khor Road
• Dubai Hills Estate / Mall: approximately 20 minutes by car
• Dubai Mall: approximately 12 minutes by car
• Dubai Marina: approximately 25 minutes by car
• Al Maktoum International Airport (DWC): approximately 35 minutes by car

Why This is the Best Opportunity Deal in Sobha One

• 6.25% below OP — seller exits at confirmed loss, absorbs full DLD: AED 100,000 below the seller’s original price. Including DLD (~AED 64,000), the seller’s total exit loss is ~AED 164,000. The buyer captures this as embedded equity from day one
• 1BR + study = functionally 2-room home at 1BR pricing: The dedicated study room provides remote-working functionality, guest sleeping space, or nursery flexibility unavailable in standard 1BR units. Rents at 10–15% premium to standard 1BR in the same building — the study directly enhances yield
• AED 2,069/sqft for Sobha Realty golf course master community: Sobha Realty products consistently command premium resale and rental pricing versus comparable non-Sobha developments. AED 2,069/sqft for a 1.5BR in a 34.4-acre golf course, crystal lagoon community is very competitive for the Sobha brand
• 18-hole golf course in the community — unprecedented at sub-AED 2M: An 18-hole pitch and putt golf course is the most distinctive and commercially valuable community amenity in Sobha One’s offering. No other sub-AED 2M-entry residential community in Dubai includes an on-site golf course. This amenity permanently differentiates Sobha One from every competing development in the Ras Al Khor corridor and supports above-average rents and resale premiums
• Ras Al Khor Wildlife Sanctuary — permanent, irreplaceable natural view: A UNESCO-recognised protected wetland home to flamingos and 450+ bird species adjacent to the community is a globally unique residential attribute that will never be developed or obstructed. It provides a permanent natural view premium that directly supports Sobha One’s long-term capital appreciation
• Q4 2026 handover — delivery in months, not years: With handover targeted Q4 2026 and the current date being May 2026, this unit is approximately 5–8 months from vacant possession. The buyer has a very short construction risk period and a near-term rental income or occupancy timeline
• 40% at handover is mortgageable: The AED 640,000 handover balance (on OP basis) can be financed by UAE bank mortgage — enabling buyers to leverage and generate rental income from Q4 2026 to offset repayments
• Laundry room in every unit — a practical premium: All Sobha One units include a dedicated laundry room — a specification not universal in competing 1BR developments at this price. Tenants actively prefer buildings with in-unit laundry rooms, supporting faster placement and above-average rents
• Sobha Realty vertical integration — delivery confidence: Sobha Realty designs, engineers, and builds all its projects in-house — no outsourcing of construction or finishing. This vertical integration delivers a build quality that is consistently above the Dubai mid-market standard and a delivery track record that provides above-average handover confidence
• Dubai 2040 MBR City growth designation: The MBR City corridor (which includes Sobha One’s Ras Al Khor address) is one of five designated urban growth centres in the Dubai 2040 Urban Master Plan — ensuring decades of sustained government infrastructure investment, metro expansion, and road network improvements that directly benefit residential values
• UAE 2-year investor visa: At AED 1,500,000 — above the AED 750,000 threshold — the buyer qualifies for the UAE 2-year property investor visa

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.