Distress Deal | Bluewaters Residences Building 6 | 3BR Apartment in Bluewaters Island | 28.9% below current market Below OP

• 3 Bedroom Apartment + Maid Room, Meraas, Bluewaters Island, Dubai, UAE — AED 3,900,000 (28.
• 2,100 sqft BUA (195.09 sqm) | 2 Covered Parking | Semi-Furnished | Ain Dubai (World’s Largest Ferris Wheel) and Arabian Sea View | Mid Floor
• Asking Price: AED 9,600,000 — AED 3,900,000 (28.9% below current market) below original price of AED 13,500,000; AED 3,900,000 below current market value of AED 13,500,000
• Payment status: 100% paid by seller (AED 13,500,000); buyer completes immediate title transfer
• Handover: Ready — Vacant | Bluewaters Island — Meraas exclusive man-made island 400m off JBR, home to Ain Dubai (world’s tallest observation wheel) with permanently constrained supply

What is this Bluewaters Residences Building 6 3BR deal in Bluewaters Island?

This is a verified motivated-seller distress listing at Bluewaters Residences Building 6 by Meraas in Bluewaters Island. The seller is exiting at AED 3,900,000 (28.9% below current market) below the original purchase price of AED 13,500,000, handing the incoming buyer AED 3,900,000 in immediate paper equity versus the current secondary market value of AED 13,500,000. At AED 4,571/sqft, this 2,100 sqft 3BR enters the Bluewaters Island market at a price that is AED 1,858/sqft below the current Bluewaters Island resale comparable of AED 6,429/sqft — a built-in discount of 28.9% from the moment of signing. Bluewaters Island recorded 980 DLD-registered residential transactions in 2025, up 18% year-on-year, confirming the depth of buyer liquidity that supports any future disposal.

The unit is positioned on Mid Floor at Bluewaters Residences Building 6, delivering Ain Dubai (World’s Largest Ferris Wheel) and Arabian Sea View. Semi-Furnished specification means the buyer benefits from the flexibility to finish the unit to their own specification while capitalising on the seller discount. This is a ready unit — title can be transferred immediately at the Dubai Land Department with no construction waiting period and no handover risk.

The seller’s exit is driven by a genuine personal liquidity need — not a change in market outlook, developer delivery risk or asset-specific concern. Having committed AED 13,500,000 (100% of the original price) in capital, the seller is crystallising a loss of AED 3,900,000 rather than holding through the Ready — Vacant handover. For the buyer, this is an entry at AED 4,571/sqft against a Bluewaters Island resale market of AED 6,429/sqft and new off-plan launches pricing at AED 5,000/sqft — a simultaneous discount to both current resale and future replacement cost that cannot be achieved through any direct developer channel in Bluewaters Island today.

Bluewaters Residences Building 6 Bluewaters Island — Property Specifications

• Project: Bluewaters Residences Building 6
• Developer: Meraas
• Community: Bluewaters Island, Dubai
• Unit Type: 3 Bedroom Apartment + Maid Room
• BUA: 2,100 sqft (195.09 sqm)
• Bathrooms: 4
• Parking: 2 Covered Spaces
• Floor: Mid Floor
• View: Ain Dubai (World’s Largest Ferris Wheel) and Arabian Sea View
• Furnishing: Semi-Furnished
• Handover: Ready — Vacant
• Ownership Type: Freehold — Open to All Nationalities
• Listing Reference: BLUEWATERS-RES6-MERAAS-3BR-MAID-DISTRESS-001

Payment Plan Breakdown — What the Buyer Takes Over

• Total Paid by Seller (100%): AED 13,500,000 — seller has fully satisfied all original payment obligations to Meraas
• Buyer Pays Seller at DLD Transfer: AED 9,600,000 — full agreed selling price paid at Dubai Land Department registration
• DLD Registration Fee (4%): AED 384,000 — mandatory property transfer fee paid by buyer directly to DLD
• Trustee and Conveyancing Fee: approx. AED 4,000–5,500 — standard DLD trustee administrative fee
• TOTAL ALL-IN BUYER COST: AED 9,989,000 (purchase price + DLD + trustee). Zero agent fee for buyer.

For this ready unit, the transaction proceeds as a standard Dubai Land Department title transfer. The seller obtains a No Objection Certificate (NOC) from Meraas; both parties execute a Memorandum of Understanding (MOU) with a 10% escrow deposit of AED 960,000; both parties or their authorised agents attend DLD to register the title deed transfer; the buyer pays the DLD fee of AED 384,000 (4% of selling price) directly to the regulator. The full process from MOU to title registration takes 7–21 days. DistressPropertyFinder.com manages the end-to-end transaction.

Pricing Analysis — Why This is a Deal in 2026

• Original Purchase Price (OP): AED 13,500,000
• DLD Registration Fee (4%): AED 384,000
• Total Original Cost (OP + DLD): AED 13,884,000
• Seller’s Asking Price: AED 9,600,000
• Seller’s Loss vs OP: AED 3,900,000 (28.9% below current market) — genuine cash loss, not a paper adjustment
• Current Bluewaters Island Market Value: AED 13,500,000
• Buyer’s Day-One Unrealised Equity: AED 3,900,000 (40.6% of acquisition price)
• This Listing — Price per Sqft: AED 4,571/sqft
• Bluewaters Island Current Resale Market — Price per Sqft: AED 6,429/sqft (source: Bluewaters Residences 3BR+Maid current market AED 13.5M)
• New Off-Plan Launches in Bluewaters Island (2025–2026): AED 5,000+/sqft
• Estimated Gross Rental Yield at Asking Price: 5.0%–7.3% p.a.
• Estimated Annual Rent (Mid-Range): AED 580,000/yr
• Estimated Annual Service Charge: AED 70,000/yr
• Total All-In Acquisition Cost (Price + DLD): AED 9,984,000
• Agent Fee for Buyer: Zero

At AED 4,571/sqft, this unit sits AED 1,858/sqft (28.9%) below the current Bluewaters Island secondary market average and AED 429/sqft below comparable new off-plan launches — meaning any buyer entering through a developer channel today would pay materially more for an equivalent Bluewaters Island address with a 2–3 year construction wait and no existing owner discount. At a gross rental yield of 6.0% on the mid-range annual rent estimate of AED 580,000, this unit provides AED 510,000/yr net of service charges on a day-one basis — before any capital appreciation across the Ready — Vacant hold period is factored in.

Bluewaters Island Location — Why This Community Matters

Bluewaters Island is Meraas’s most exclusive residential address — a man-made island 400 metres off JBR’s coastline, home to Ain Dubai (the world’s tallest observation wheel at 250m), Caesars Palace Hotel, Madame Tussauds, and 10 mid-rise residential buildings. The island’s supply is permanently constrained by its physical boundaries, with no additional residential land available. Bluewaters Residences Building 6 is among the older completed inventory, making it immediately habitable with established community infrastructure already operational.

Bluewaters Bridge connects the island to JBR and Sheikh Zayed Road in under 3 minutes. The Bluewaters Marine Transport Station provides water ferry connections to Dubai Creek, City Walk and Business Bay. The Bluewaters Island 1 bus station serves Route F55 to Mall of the Emirates via JBR.

3BR apartments on Bluewaters Island with Ain Dubai views command AED 450,000-650,000/yr in annual leases. Short-term premium: AED 2,000-4,000/night for Ain Dubai-facing units during Dubai season (October-April). Metropolitan Premium Properties data confirms 1BR Meraas Bluewaters Bay units generate 7.5% gross ROI at AED 250,000/yr annual rent. This 3BR + maid at AED 9,600,000 (38% below the AED 13,500,000 seller cost) represents the most aggressive Bluewaters discount currently available in the market.

Bluewaters Island’s supply constraint (island cannot expand) makes it fundamentally different from mainland Dubai communities where new supply continuously enters. The AED 3,900,000 discount to market (28.9%) compresses entirely at exit — any future buyer must pay market value. Knight Frank’s Dubai Prime Residential report identifies Bluewaters as one of 8 Dubai locations with ‘structural supply constraints and sustained ultra-luxury demand’ — the defining characteristics of long-term premium price support.

Bluewaters Island Distances & Connectivity

• Ain Dubai (World’s Tallest Observation Wheel): 0.05 km — World-Class Attraction
• JBR Beach: 1 km — Beachfront Leisure
• The Walk JBR: 1 km — Lifestyle & Retail
• Caesars Palace Hotel: 0.05 km — 5-Star Hospitality
• Dubai Marina Walk: 2 km — Marina Promenade
• Mall of the Emirates: 9 km — Shopping & Entertainment
• Dubai International Airport DXB: 28 km — International Airport
• Palm Jumeirah: 6 km — Iconic Island

Bluewaters Residences Building 6 — Building & Amenities

• Direct Ain Dubai (250m World’s Largest Ferris Wheel) Views
• Meraas Community Infinity Pool — Island Lifestyle
• State-of-the-Art Gymnasium
• 24-Hour Concierge and Security
• 2 Covered Resident Parking Spaces
• Maid Room with En-Suite Bathroom
• Private Balcony with Ain Dubai and Sea Views
• Bluewaters Island Promenade Access (1.7km Boulevard)
• Caesars Palace Hotel (50m — Spa, Dining, Pools)
• Madame Tussauds Dubai (100m)
• High-Speed Smart Lifts
• Waterfront Retail and Dining at Island Level

Who Should Buy This Bluewaters Residences Building 6 3BR in Bluewaters Island?

1. The Capital-Efficient Below-Market Investor: You have been tracking Bluewaters Island fundamentals and seeking a distress entry below current resale pricing. At AED 4,571/sqft versus market AED 6,429/sqft and new off-plan at AED 5,000/sqft, this unit provides AED 3,900,000 in day-one unrealised equity — a 40.6% immediate paper return. Your investment begins generating income from day one via Ejari registration.
2. The End-User Buyer or Lifestyle Purchaser: You are currently renting in Bluewaters Island or a neighbouring community and want to own rather than lease. Typical 3BR rents in Bluewaters Island range from AED 480,000 to AED 700,000/yr — equating to a mortgage-equivalent buy decision. At AED 9,984,000/yr all-in (including DLD, zero agent fee), ownership of a 2,100 sqft Semi-Furnished 3BR with Ain Dubai (World’s Largest Ferris Wheel) and Arabian Sea View delivers both lifestyle value and equity accumulation that renting cannot replicate. The unit is ready — you can move in or register an Ejari lease on day one.
3. The Portfolio Diversifier and Institutional Acquirer: You already hold property in a mature Dubai sub-market and are seeking a high-conviction, below-replacement-cost position in Bluewaters Island to diversify your income base. Meraas’s brand provides institutional-quality exit liquidity at any future disposal — secondary buyers recognise the developer premium and price accordingly. The AED 3,900,000 built-in equity provides a meaningful margin of safety against short-term market softening, while the semi-furnished specification allows cost-controlled customisation with the discount providing the capex budget. Bluewaters Island’s 980 annual transactions (2025) confirm strong liquidity depth for a future exit at any timeline.

How to Acquire This Bluewaters Residences Building 6 Unit — Step by Step

1. Express Interest (Day 0): Contact Distress Property Finder quoting listing reference BLUEWATERS-RES6-MERAAS-3BR-MAID-DISTRESS-001. We share full SPA, all payment receipts (AED 13,500,000 confirmed to Meraas), unit floor plan and title deed extract within 24 hours.
2. Documentation Review (Day 1–3): Examine the original SPA with Meraas, DLD registration certificate, all installment payment receipts, and current building progress report. Independent legal review via a UAE-registered conveyancer is recommended.
3. Sign MOU — Form F (Day 3–7): Execute the Memorandum of Understanding with the seller. A 10% deposit of AED 960,000 is held by a DLD-registered trustee in escrow pending NOC.
4. Obtain Meraas NOC (Day 7–17): DistressPropertyFinder.com submits the title transfer application to Meraas. NOC is typically issued within 5–10 business days. Developer trustee fee of approximately AED 5,000–6,500 applies.
5. Execute Transfer SPA (Day 15–20): Both parties sign the transfer documentation and the buyer receives the new title deed from Meraas.
6. Dubai Land Department Registration (Day 17–22): Both parties attend DLD (or authorise a licensed registered agent). Buyer pays DLD registration fee of AED 384,000 (4% of selling price) directly to DLD. Title deed issued: 1–3 business days.
7. Final Payment to Seller (Day 17–22): Buyer pays AED 9,600,000 to the seller at DLD registration. MOU escrow deposit is credited against this amount.
8. Keys and Immediate Occupancy (Post-Transfer): The unit is vacant and ready for immediate occupation or Ejari registration. DistressPropertyFinder.com manages the full process from MOU to title deed.