Distress Deal — 4BR + Maid Apartment, Bluewaters Island | AED 16,500,000 | ~21% Below Market | Fully Furnished

4-Bedroom + Maid Apartment in Bluewaters Residences, Bluewaters Island — AED 4,000,000 Below Market Value

This is a motivated seller exit on a fully furnished 4-bedroom + maid’s room apartment in Bluewaters Residences by Meraas, Bluewaters Island, Dubai. The current market range for 4-bedroom apartments on Bluewaters Island sits at AED 20,000,000–21,000,000. The seller is pricing at AED 16,500,000 — approximately 21% below market — to achieve a rapid, clean transaction. At AED 6,713 per sq ft for a ready, fully furnished 2,458 sq ft waterfront apartment in one of Dubai’s most supply-constrained residential communities, this is the sharpest per-square-foot entry point available for 4-bedroom product on the island. Serious buyers only. Viewings can be arranged upon request.

Property Highlights

• Project: Bluewaters Residences by Meraas Holding
• Community: Bluewaters Island, Dubai, United Arab Emirates
• Type: 4-Bedroom + Maid’s Room Apartment
• Bedrooms: 4 + Maid’s Room
• Bathrooms: Up to 6 (to be confirmed for the specific unit)
• Internal Size: 2,458 sq ft
• Furnishing: Fully Furnished
• Status: Ready — Immediate Transfer
• Asking Price: AED 16,500,000
• Market Value (Comparables): AED 20,000,000–21,000,000
• Discount vs Market: ~AED 4,000,000 (~19.5% below mid-market)
• Price Per Sq Ft (Ask): AED 6,713
• Market Avg Per Sq Ft (4BR): ~AED 8,340
• DLD Transaction Range (Bluewaters Residences): AED 5,637–7,034/sq ft
• Parking: 2 Covered Basement Spaces (confirmed for 4BR units)
• Ownership: Freehold — open to all nationalities
• Developer: Meraas Holding
• Building: Bluewaters Residences (10-building complex)
• Completion: 2019 (ready and delivered)

About Bluewaters Residences and the Developer

Bluewaters Residences is the residential component of Bluewaters Island — Meraas Holding’s multi-billion-dirham artificial island development off the coast of Jumeirah Beach Residence (JBR), positioned 400 metres from the JBR coastline and directly connected to Sheikh Zayed Road (E11). The residential community comprises 10 mid-rise buildings (up to 15 storeys), 17 townhouses, and 4 penthouse units — 698 apartments in total. Inventory is permanently finite: no new residential units are being added to the island’s existing 10-building complex. This structural supply constraint, combined with the island’s Ain Dubai landmark and Caesars Palace hotel anchor, creates one of Dubai’s most compelling long-term appreciation environments.

Each apartment in Bluewaters Residences is finished to the developer’s premium standard: Scandinavian hardwood flooring, floor-to-ceiling glass, Italian-appliance-fitted open kitchens, and a neutral minimalist palette that maximises the impact of the sea and Ain Dubai views. The 4-bedroom configuration at 2,458 sq ft is one of the most sought-after layouts in the complex — large enough for family occupation but rare enough to maintain pricing discipline in the secondary market. Meraas Holding, the developer, is a leading Abu Dhabi-backed master developer behind City Walk, La Mer, Port de La Mer, and Nad Al Sheba Gardens — all of which have demonstrated consistent delivery quality and post-handover value appreciation.

Community and Lifestyle

• Ain Dubai — the world’s largest and tallest observation wheel — on the island’s eastern tip
• Caesars Palace Dubai — the first Caesars Palace in the Middle East and MENA region
• Cove Beach — one of Dubai’s most popular beach clubs, exclusive to island residents and hotel guests
• 132+ retail and dining outlets along the island’s waterfront promenade (The Wharf)
• Madame Tussauds Dubai on the island, adding year-round tourist footfall
• Pedestrian bridge connecting Bluewaters to JBR beachfront (walkable to The Walk)
• Three modes of access: by road (Sheikh Zayed Road), by water taxi, and by pedestrian bridge
• Fully walkable island with tree-lined boulevards, open green spaces, and waterfront promenades
• Two 5-star hotels — Caesars Palace and Caesars Bluewaters — servicing the island
• Calm, pedestrian-focused island atmosphere distinct from the density of Dubai Marina

Amenities

• Temperature-controlled swimming pool within the Bluewaters Residences podium
• Fully equipped fitness centre and gymnasium
• Basketball court and multi-purpose sports areas
• Children’s play areas and grassy playground spaces
• 24-hour concierge service and security
• 2 covered basement parking spaces (allocated to 4BR units)
• High-speed elevators and secure gated community access
• Beach access from the island’s dedicated beach zones
• Direct podium access to retail outlets, cafes, and dining
• Landscaped gardens and open outdoor communal spaces
• Caesars Palace spa, pool, and F&B facilities accessible to island residents
• Cove Beach access (subject to membership/hotel guest arrangements)

Layout and Floor Plan

This 4-bedroom + maid’s room apartment spans 2,458 sq ft across an open, light-filled floor plan with floor-to-ceiling glass on all external elevations. Typical 4BR layouts in Bluewaters Residences feature: a large open-plan living and dining area, a modern fully fitted kitchen with Italian appliances, four en-suite master and secondary bedrooms, a maid’s room with en-suite bathroom, a large balcony, and two covered parking spaces. The unit is fully furnished to a premium specification — it is immediately habitable and leasable from the date of DLD transfer. The exact unit number, floor, view orientation (Arabian Gulf vs Ain Dubai side), and specific room dimensions are available on request. Viewing is available to be arranged upon confirmation of buyer qualification.

Payment and Acquisition Costs

• Asking Price (Net to Seller): AED 16,500,000
• DLD Transfer Fee (4%): AED 660,000
• Trustee / Conveyancing: ~AED 4,200
• Buyer Agency Fee (2%, if applicable): AED 330,000
• Total Indicative All-In Acquisition Cost: ~AED 17,494,200
• Mortgage Eligibility: Yes — up to 75% LTV for non-residents, 80% LTV for UAE residents on ready properties
• Golden Visa Eligibility: Yes — qualifying purchase at AED 2M+ threshold

This is a ready secondary market resale on a delivered, DLD-registered property. The acquisition follows the standard Dubai secondary market process: MOU (Form F) signed by both parties, 10% security deposit lodged, seller applies for NOC from Meraas Holding (typically 5–7 working days), and DLD transfer is completed at a registered trustee office. Mortgage buyers should initiate pre-approval simultaneously to compress the overall timeline. The property is fully furnished — no fit-out or refurbishment cost applies. DistressPropertyFinder.com manages all stages from MOU to title deed issuance. Due to the nature of this distress sale, the seller requires proof of financial capacity prior to arranging a viewing.

Pricing Analysis — Why AED 16,500,000 Is Exceptional for Bluewaters Island in 2026

• Asking Price: AED 16,500,000 | AED 6,713/sq ft
• Market Range (4BR, Bluewaters Residences): AED 20,000,000–21,000,000
• Discount vs Market Mid: AED 4,000,000 (~19.5%)
• DLD Transaction Range (Bluewaters Residences, latest data): AED 5,637–7,034/sq ft
• This Unit’s Ask vs DLD Transaction Range: At or below the lower bound of recent recorded transactions
• Bluewaters Residences Gross Rental Yield: ~6.68% (community benchmark)
• 4BR Long-Term Annual Rent (Bluewaters Island): AED 450,000–700,000/yr
• Projected Gross Yield on Ask: 2.7–4.2% (long-term lease)
• Short-Stay DTCM Revenue Potential: AED 800,000–1,400,000/yr gross (holiday home, tourist-driven)
• Supply Constraint: 698 total apartments in 10 buildings — permanently fixed inventory, no additions planned

The Bluewaters Island 4BR apartment investment case is anchored by one defining structural fact: inventory is permanently finite. The 10-building residential complex was delivered in 2019 and no new residential supply has been added — nor can it be, given the island’s physical footprint. Every fully furnished 4-bedroom apartment that changes hands on Bluewaters Island therefore transacts in a market where sellers have structural pricing power over time. By pricing at AED 16,500,000, this seller is offering the buyer an entry point ~21% below a market that has demonstrated sustained upward price movement (average asking prices up 4.27% year-on-year). The fully furnished status eliminates fit-out cost and vacancy delay, meaning the buyer can generate income from the date of transfer — either through long-term leasing at AED 450,000–700,000/yr or through owner-operated DTCM holiday home licensing, where Bluewaters Island’s Ain Dubai tourism anchor and Caesars Palace hotel proximity drive year-round short-stay demand at premium nightly rates.

Bluewaters Island — Location and Why It Matters

Bluewaters Island sits 400 metres off the JBR coastline at the intersection of Sheikh Zayed Road (E11) and Garn Al Sabkha Street (D59) — one of Dubai’s most strategically accessible waterfront positions. The island is directly connected to Sheikh Zayed Road, placing Dubai Marina within a 10-minute drive, Downtown Dubai and the Burj Khalifa within 20 minutes, and Dubai International Airport within 28 minutes. The pedestrian bridge to JBR means residents can walk to The Walk, The Beach at JBR, and the full JBR retail and dining corridor without using a vehicle — a genuine walkability premium that almost no other Dubai waterfront residential address can replicate.

The island’s position between Palm Jumeirah (5 km to the west) and Dubai Marina (2 km to the east) captures the most premium stretch of Dubai’s western coastal corridor. Views from Bluewaters apartments span the full arc of the Arabian Gulf, the JBR and Dubai Marina skyline, Palm Jumeirah, the Ain Dubai wheel, and — from upper floors — the Burj Al Arab visible to the southeast. This 360-degree visual environment is uniquely achievable from Bluewaters’ island position, and it is the primary driver of the premium pricing that the distress discount here circumvents.

Bluewaters Island is served by three access modes: private car via the dedicated Sheikh Zayed Road exit, water taxi from various Dubai Marina and JBR pier points, and the pedestrian bridge from JBR. The nearest metro station is DMCC (approximately 6 minutes by car), connecting to the Red Line with access to Downtown Dubai, DXB Airport, and the broader Dubai Metro network. The Dubai Tram at Dubai Marina Mall Station (approximately 10 minutes) provides an alternative rail connection to JBR and Dubai Media City.

Bluewaters Island — Distances and Connectivity

• JBR / The Walk (pedestrian bridge): 0.8 km (10-minute walk)
• Cove Beach / Beach at JBR: 0.8 km (10-minute walk)
• Dubai Marina Mall / The Walk: 3.5 km (8-minute drive)
• DMCC Metro Station (Red Line): 4.0 km (6-minute drive)
• Palm Jumeirah (Atlantis): 7.0 km (10-minute drive)
• Mall of the Emirates: 10.0 km (15-minute drive)
• Burj Al Arab: 11.0 km (18-minute drive)
• Downtown Dubai / Dubai Mall / Burj Khalifa: 20.0 km (20-minute drive)
• Dubai International Airport (DXB): 28.0 km (28-minute drive)
• Al Maktoum International Airport (DWC): 40.0 km (35-minute drive)

Why This Bluewaters Island 4BR Is One of 2026’s Most Compelling Distress Buys

• ~21% below market: AED 4,000,000 discount on a ready, fully furnished, DLD-registered property — immediate equity at transfer.
• Permanent supply constraint: 698 total apartments in 10 buildings. No new residential supply can be added. Every unit sold tightens the market further.
• Fully furnished: Immediate income generation on day of transfer — zero fit-out cost, zero vacancy lag.
• Ain Dubai tourism anchor: The world’s largest observation wheel drives year-round tourist footfall to the island, supporting DTCM short-stay revenue at premium rates.
• Caesars Palace and Cove Beach: 5-star hotel and beach club infrastructure creates a resort-quality lifestyle baseline that underpins the island’s premium residential pricing.
• Freehold for all nationalities: Full DLD title, Golden Visa eligible, open to international investors.
• Price per sqft below DLD transaction floor: At AED 6,713/sq ft vs a DLD-recorded transaction low of AED 5,637/sq ft, the asking price is at or below the lowest validated transaction in the building — a structural anomaly driven purely by seller liquidity pressure.

Frequently Asked Questions (FAQs)