Cheapest 1BR on Market — Distress Deal in Kyoto by ORO24, Arjan, Dubai

Below OP | Negotiable | Cheapest 1BR in Kyoto | AED 720,000

This is a confirmed distress listing and the cheapest 1-bedroom apartment currently available in Kyoto by ORO24, Arjan, Dubailand, Dubai. The seller’s original purchase price was AED 780,000. The distress selling price is AED 720,000 — AED 60,000 (7.69%) below OP. Including the 4% DLD the seller paid (~AED 31,200), the buyer saves approximately AED 91,200 (11.24%) versus the seller’s total all-in cost of approximately AED 811,200. The price is negotiable — the seller is open to further serious offers below AED 720,000. At AED 720,000, this is the lowest-priced 1-bedroom unit listed in Kyoto by ORO24 on the market. For context: the developer’s original 1BR launch price was AED 750,000–780,000 (June 2023 launch data). This is an off-plan SPA assignment with handover targeted in 2027 per the seller — note that the original ORO24 target was Q4 2025–Q3 2026, and buyers should verify the current handover date directly with ORO24. What makes this listing extraordinary for the price is the building’s amenity specification — Kyoto by ORO24 delivers a resort-level amenity programme at a sub-AED 800K entry price that is genuinely unmatched by any comparable building in Arjan or Dubailand. A 40-metre infinity pool, outdoor cinema, bowling alley, virtual golf, padel on the water, rainforest dining, gaming arcade, observatory lounge, and yoga deck — this is a five-star hotel amenity stack in a building where the cheapest 1BR is now AED 720,000.

Property Highlights

• Project: Kyoto by ORO24
• Developer: ORO24 Developments
• Location: Arjan, Al Barsha South 3, Dubailand, Dubai
• Unit Type: 1 Bedroom Apartment
• Size: 524–772 sq ft (exact size on request — confirm with seller)
• Balcony: Yes — all 1BR units include a balcony
• Kitchen: Fully equipped kitchen (standard for all Kyoto units)
• Parking: 1 covered parking space
• Handover: 2027 (seller-stated; original ORO24 target Q4 2025–Q3 2026 — verify with ORO24)
• Payment Plans Available: 60/40 (60% construction + 40% post-handover); 1% monthly post-handover (PPH) plan — rare and attractive for investors
• Seller’s OP: AED 780,000
• Seller’s 4% DLD: ~AED 31,200
• Seller’s Total Entry (OP+DLD): ~AED 811,200
• Distress Selling Price: AED 720,000
• Saving vs OP: AED 60,000 (7.69%)
• Saving vs OP+DLD: ~AED 91,200 (~11.24%)
• Price: Negotiable — seller open to further offers
• Market Position: Cheapest 1BR listed in Kyoto by ORO24
• Arjan 1BR Gross ROI: 8.0%–8.5% (among Dubai’s highest for 1BR)
• Ownership: Freehold — available to all nationalities
• Status: Off-Plan | Under Construction

About Kyoto by ORO24 — Five-Star Amenities at Sub-AED 800K

Kyoto by ORO24 is a 39-storey luxury residential tower in Arjan, Al Barsha South 3, Dubailand — a Zen-inspired development by ORO24 Developments that brings a resort-style amenity concept to one of Dubai’s most accessible and rapidly growing residential communities. Developed by ORO24 Developments — a Dubai developer known for delivering premium specifications with flexible 1% monthly payment plans — Kyoto delivers 708 units across studios, 1, 2, and 3-bedroom apartments, with a design philosophy that explicitly references Japanese architectural tranquility: floor-to-ceiling windows reaching over 3 metres in ceiling height, nature-inspired interiors, and a community lifestyle infrastructure that prioritises wellness, entertainment, and balance. The building was designed by the National Engineering Bureau with foundation work by Atlas Foundations. What makes Kyoto genuinely extraordinary is the gap between its amenity specification and its price point. At AED 720,000 for the cheapest 1BR, buyers receive access to a building with a 40-metre infinity pool, bowling alley, virtual golf, outdoor cinema, padel on the water, rainforest dining, gaming arcade, observatory lounge, squash court, yoga deck, meditation zone, and rain shower lounge — amenities that would typically be found in buildings priced two to three times higher. This gap is ORO24’s deliberate market positioning strategy — deliver hotel-grade amenity infrastructure at community pricing, then monetise through high occupancy rates driven by tenant demand for the lifestyle offer.

The Post-Handover Payment Plan Advantage

ORO24 offers one of the most attractive post-handover payment plan (PPH) structures available in Dubai — a 1% monthly payment for 40 months after handover on the 40% balance. This means an investor purchasing at AED 720,000 can pay 60% (AED 432,000) during construction and the remaining 40% (AED 288,000) over 40 months post-handover at AED 7,200/month — serviced entirely by rental income from the unit. At Arjan’s documented 8%+ gross yield, a 1BR in Kyoto at AED 720,000 should generate approximately AED 57,600/year (AED 4,800/month) in rent. The monthly PPH obligation of AED 7,200 is partially offset by rental income from day one — creating a net monthly carry of approximately AED 2,400 while the property pays down its own purchase price. This is one of the most investor-friendly financing structures available on any under-AED-800,000 property in Dubai.

Community and Lifestyle — Arjan, Dubailand

• Arjan is one of Dubailand’s fastest-growing and most in-demand residential sub-communities — a mid-rise apartment district situated between Sheikh Mohammed Bin Zayed Road (E311) and Dubai Sports City, with excellent access to both Al Khail Road (E44) and Sheikh Zayed Road (E11)
• Dubai Miracle Garden — the world’s largest natural flower garden and one of Dubai’s most visited attractions — is less than 3 minutes by car from Kyoto
• Dubai Butterfly Garden is adjacent to the Miracle Garden and accessible within 3 minutes
• Mall of the Emirates — one of Dubai’s largest and most premium retail destinations — is approximately 10 minutes by car
• Dubai Sports City — with international-standard sports facilities, the ICC Academy cricket ground, and multiple fitness facilities — is adjacent to Arjan
• Dhruv Global School is 0.5 km from Kyoto; Highgate International School is also 0.5 km. A remarkable 14 schools within the broader area have achieved Very Good or Outstanding KHDA ratings, including Nord Anglia International School (Outstanding) and Victory Heights Primary School (Outstanding)
• Dubai Internet City Metro Station is approximately 9 minutes by car — providing Red Line connectivity to the full Dubai Metro network. The F36 bus service (DAMAC Westside Buildings Bus Stop 2, 7-minute walk) provides local bus connectivity
• Multiple dining options are available within a 5-minute drive, including Vincitore Boulevard cafes and restaurants accessible within 3 minutes. Viva Supermarket is a 3-minute drive
• Arjan 1-bedroom apartments consistently achieve gross rental yields of 8.0%–8.5% — among the highest documented yields for any 1BR apartment community in Dubai, driven by the combination of competitive entry prices and strong rental demand from the district’s young professional and SME tenant base
• Al Barsha South / Arjan is positioned approximately 15 minutes from Dubai Marina, 20 minutes from Downtown Dubai and Burj Khalifa, and 25 minutes from Dubai International Airport

Amenities — Resort-Level at Sub-AED 800K Entry

• Water and Pool:
• 40-metre infinity swimming pool — full-length resort pool with pool deck
• Landscaped pool deck and cabanas
• Rain shower lounge
• Kids’ pool
• Terrace brook water feature
• Padel on the water — water-based padel court
• Entertainment and Leisure:
• Outdoor cinema
• Gaming arcade
• Bowling alley
• Virtual golf simulator
• Billiards
• Party hall with outdoor seating
• Observatory lounge
• Rainforest dining and lounge
• Sport and Wellness:
• Squash court
• Fully equipped gymnasium / health club with steam and sauna
• Yoga deck
• Meditation zone
• Jogging track
• Family and Community:
• Indoor kids’ play area
• Outdoor kids’ play area
• Library
• Business centre
• BBQ deck
• Landscaped gardens
• Grand entrance lobby
• Building Services:
• Three levels of covered parking (basement)
• High-speed elevators
• 24-hour security
• Gated community access

Layout and Floor Plan

Kyoto by ORO24 1-bedroom apartments range from approximately 524 to 772 sq ft. The exact size of this distress unit should be confirmed with the seller before signing an MOU — quoting reference KYOTO-ARJ-1BR-720K-001. The standard 1BR Kyoto layout includes one bedroom with en-suite bathroom and built-in wardrobes, an open-plan living and dining area with floor-to-ceiling windows (ceiling heights of over 3 metres — above standard for Dubai mid-market), a balcony, and a fully equipped kitchen. Some 1BR layouts in Kyoto also include a study room — confirm whether this unit includes the study. All units have high-end European brand appliances and premium finishes throughout. The 39-storey building provides multiple floor levels at varying heights — the exact floor level of this unit is available on request. All units are designed with natural light maximisation as a core principle, with panoramic windows that capture Dubai’s skyline and the surrounding Arjan district views.

Investment Analysis — The Numbers

Arjan 1-bedroom apartments achieve gross rental yields of 8.0%–8.5% per annum — among the highest in Dubai. At AED 720,000: annual rent implied at 8.0%–8.5% = AED 57,600–AED 61,200 (AED 4,800–5,100/month). This positions a Kyoto 1BR as one of the strongest-yielding apartment investments available in Dubai at any price. The post-handover 1% monthly payment plan on the 40% balance (AED 288,000) equates to a monthly PPH payment of AED 7,200. At monthly rent of AED 4,800–5,100, the net monthly carry during the PPH period is approximately AED 2,100–2,400/month — a manageable carry for an asset that is appreciating in a growing community. In addition: the distress entry at AED 720,000 versus the OP of AED 780,000 creates AED 60,000 in embedded equity on day one — with current market listings for 1BR in Kyoto starting at AED 780,000+. Total acquisition cost: DLD 4% (~AED 28,800) + trustee (~AED 4,200) + agency ~2% (~AED 14,400) = ~AED 767,400 all-in — still below the developer’s original launch price of AED 780,000.

Why This is the Best 1BR Deal in Kyoto

• Cheapest 1BR currently listed in Kyoto by ORO24: At AED 720,000, this is the lowest asking price on any 1BR unit currently listed in the building. All other 1BR listings in Kyoto are priced at the OP level (AED 780,000+) or above. Buyers searching specifically for the best-value entry into Kyoto will find this unit first and last — there is no cheaper route into the building at this time
• 7.69% below OP — 11.24% below OP+DLD: The seller exits at confirmed below-OP pricing. Their total all-in investment was ~AED 811,200. They are selling at AED 720,000 — absorbing their DLD entirely and exiting at a net loss of ~AED 91,200
• All-in below original developer launch price: Total buyer acquisition cost (~AED 767,400 including DLD + trustee + agency) is below the developer’s June 2023 launch price of AED 750,000–780,000 for a 1BR. The buyer acquires at a price that the developer charged over two years ago
• Negotiable — further reduction possible: The seller has explicitly stated the price is negotiable. Serious buyers with swift transaction capability can likely achieve a further discount below AED 720,000
• Post-handover 1% plan — rental income covers the carry: The 40-month PPH at 1%/month means the property can service its own residual purchase price through rental income from handover, creating a near-zero out-of-pocket investment model from delivery
• 8%+ gross yield — one of Dubai’s highest: Arjan’s documented 8%–8.5% 1BR yield means this AED 720,000 entry delivers approximately AED 57,600–61,200/year in gross rent — strong income for a sub-AED-800K investment
• Resort amenities at budget pricing — permanent brand premium: Bowling alley, outdoor cinema, virtual golf, padel on water, rainforest dining, observatory lounge — this amenity stack is irreplaceable as a tenant attraction at the sub-AED 100K/year rent level. Tenants who value lifestyle facilities actively choose Kyoto over competing Arjan buildings, supporting above-average occupancy and rents
• Dubai Miracle Garden 3 minutes: The world’s largest flower garden is 3 minutes away — a permanent, irreplaceable leisure asset that drives visitor demand, community desirability, and rental demand from tenants who value access to this unique destination
• UAE 2-year investor visa: At AED 720,000 — above the AED 750,000 visa threshold… note: at AED 720,000 the buyer is just below the AED 750,000 2-year visa threshold. However, if the negotiated price is maintained at AED 720,000 and the buyer’s total investment including associated costs reaches AED 750,000+, the investor visa threshold may still be met depending on the authority’s assessment. Buyers should confirm visa eligibility with our team at the time of transaction

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