Best Opportunity Deal: 1BR + Study Below OP in Sobha One — Golf Course Views | 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

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