Seapoint — Emaar Beachfront | 2BR Emaar Beachfront | 7.7% | Full Palm Jumeirah View — Corner Positio

• 2 Bedroom Apartment — Corner Unit, Emaar Properties, Emaar Beachfront — Dubai Harbour, Dubai, UAE
• 1,382 sqft BUA (128.4 sqm) | 1 Parking | Semi-Furnished | Full Palm Jumeirah View — Corner Position | Full Palm View Floor
• Asking Price: AED 6,000,000 — 7.7% below original cost of AED 6,500,000; AED 2,000,000 below current market AED 8,000,000
• Payment: 50% paid (AED 3,250,000); buyer assumes 50% (AED 3,250,000) at Q2 2028
• Handover: Q2 2028 | Emaar Beachfront — 1,300m private beach between Dubai Marina and Palm Jumeirah, 10 towers on a permanently supply-constrained strip

What is this Seapoint — Emaar Beachfront 2BR deal in Emaar Beachfront?

This is a verified motivated-seller distress listing at Seapoint — Emaar Beachfront by Emaar Properties in Emaar Beachfront. The seller is exiting at 7.7% below the original purchase price of AED 6,500,000, transferring a 1,382 sqft 2BR unit at AED 6,000,000 (AED 4,342/sqft) against a current Emaar Beachfront secondary market of AED 5,790/sqft — placing AED 2,000,000 in immediate unrealised equity in the buyer’s hands from the moment of signing. Emaar Beachfront recorded 3,200 DLD-registered transactions in 2025, up 28% year-on-year, confirming the buyer liquidity depth that supports any future exit.

The unit is positioned on Full Palm View Floor, delivering Full Palm Jumeirah View — Corner Position. With 50% of the original purchase price already paid by the seller (AED 3,250,000), the buyer assumes only the remaining 50% (AED 3,250,000) due at Q2 2028 handover — providing 22-30 months of cashflow planning runway between transfer and final payment. Semi-Furnished specification allows the buyer to complete the unit to their preferred specification while benefiting from the seller discount.

The seller’s exit is driven by genuine personal liquidity pressure — not by a concern about the project, the developer or the market. Having committed AED 3,250,000 (50%) in capital to Emaar Properties, the seller is absorbing a cash loss of AED 500,000 to access liquidity now. The buyer captures the full gap between the seller’s distress price and the current Emaar Beachfront secondary market: AED 2,000,000 on AED 6,000,000 invested = 33.3% immediate paper return. At new off-plan launches in Emaar Beachfront pricing at AED 5,500/sqft, this entry at AED 4,342/sqft represents below-replacement-cost acquisition.

Seapoint — Emaar Beachfront Emaar Beachfront — Property Specifications

• Project: Seapoint — Emaar Beachfront
• Developer: Emaar Properties
• Community: Emaar Beachfront — Dubai Harbour, Dubai
• Unit Type: 2 Bedroom Apartment — Corner Unit
• BUA: 1,382 sqft (128.4 sqm)
• Bathrooms: 2
• Parking: 1 Covered Space
• Floor: Full Palm View Floor
• View: Full Palm Jumeirah View — Corner Position
• Furnishing: Semi-Furnished
• Handover: Q2 2028
• Ownership: Freehold — Open to All Nationalities
• Listing Reference: SEAPOINT-EMAAR-BF-2BR-CORNER-DISTRESS-001

Payment Plan Breakdown — What the Buyer Takes Over

• 50% Already Paid by Seller: AED 3,250,000 across installments to Emaar Properties
• Buyer Transfer Payment to Seller (at MOU): AED 2,750,000
• DLD Registration Fee (4%): AED 240,000 — buyer pays directly to DLD
• Developer NOC and Transfer Fee: approx. AED 5,000–6,500
• 50% Final on Handover (Q2 2028): AED 3,250,000 — buyer pays Emaar Properties at handover
• TOTAL ALL-IN: AED 6,245,500 (incl. DLD; excl. handover balance). Zero agent fee.

The transfer is executed via Emaar Properties-approved novation: seller obtains NOC from Emaar Properties confirming no arrears; both parties execute MOU with 10% deposit (AED 600,000) in escrow; Emaar Properties, seller and buyer sign novation SPA; buyer registers at DLD paying 4% fee of AED 240,000; buyer assumes final 50% (AED 3,250,000) at Q2 2028 handover. DistressPropertyFinder.com manages the complete process from initial documentation review through DLD title registration.

Pricing Analysis — Why This is a Deal in 2026

• Original Purchase Price (OP): AED 6,500,000
• DLD Registration Fee (4%): AED 240,000
• Total Seller Cost (OP + DLD): AED 6,740,000
• Asking Price: AED 6,000,000
• Seller Loss vs OP: AED 500,000 (loss — genuine distress exit)
• Current Emaar Beachfront Market Value: AED 8,000,000
• Day-One Buyer Equity (vs Market): AED 2,000,000 (33.3%)
• This Listing — Price per Sqft: AED 4,342/sqft
• Emaar Beachfront Resale Market — Price per Sqft: AED 5,790/sqft (Seapoint 2BR corner current secondary market AED 8M)
• New Off-Plan Launches in Emaar Beachfront (2025-2026): AED 5,500/sqft
• Estimated Gross Rental Yield: 4.7%–6.7% p.a.
• Estimated Annual Rent (Mid-Range): AED 320,000/yr
• Estimated Annual Service Charge: AED 35,000/yr
• Total All-In Acquisition Cost (Price + DLD): AED 6,240,000
• Agent Fee for Buyer: Zero

At AED 4,342/sqft, this unit sits AED 1,448/sqft (25.0%) below current Emaar Beachfront secondary market and AED 1,158/sqft below new off-plan launches — meaning any buyer entering through a direct developer channel today pays materially more for a comparable Emaar Beachfront address with a further 2-3 year construction wait. At the mid-range annual rent of AED 320,000, gross yield is 5.3%, delivering AED 285,000/yr net of service charges on a day-one basis before any capital appreciation is counted.

Emaar Beachfront Location — Why This Community Matters

Emaar Beachfront is an ultra-premium master-planned waterfront community positioned between Dubai Marina and Palm Jumeirah within Dubai Harbour. The 10-tower, 10,000-unit development occupies a 1.5km beachfront strip with 1,300 metres of private beach exclusively for residents — a supply-constrained feature impossible to replicate in central Dubai. Seapoint represents Emaar’s most premium launch in the community, comprising Tower 1 (57 storeys) and Tower 2 (42 floors) with residences from 1BR to 5-6BR penthouses. Property Finder data confirms Emaar Beachfront averages AED 4,800/sqft across all unit types, with 2BR units and above commanding AED 5,000-6,500/sqft. The community recorded 3,200 DLD transactions in 2025, up 28% year-on-year.

Emaar Beachfront is connected to Sheikh Zayed Road via the Dubai Harbour interchange (operational 2024). The dedicated Marine Transport Station provides water taxi connections to Bluewaters, JBR, Business Bay and the wider Dubai Water Canal network. The community’s private beach is exclusively accessible to residents via keycard — eliminating the overcrowding that affects JBR’s public beach 800 metres away. Dubai Marina Metro Station (Red Line) is a 7-minute drive.

2BR apartments at Emaar Beachfront with Palm Jumeirah views and private beach access currently achieve AED 270,000-380,000/yr in annual leases per 2025-2026 Ejari data. Marina Vista Towers (comparable completed Emaar Beachfront community) have delivered 7-8% gross yields consistently since 2022 per Metropolitan Premium Properties. Seapoint’s premium position as the most recently launched and tallest Emaar Beachfront project will command an estimated 15-20% premium over Marina Vista comps at handover in Q2 2028.

Emaar Beachfront’s combination of supply permanence (13 towers on a fixed 1.5km strip, no new land available) and brand supremacy (Emaar, the world’s 10th most valuable real estate brand) creates a structural price floor absent in most Dubai off-plan communities. Emaar H1 2025 sales surged 46% to AED 46 billion. Seapoint 2BR units launched at AED 6,500,000 in 2023 are now trading on the secondary market at AED 8,000,000-9,500,000 in the 2025-2026 window — a 23-46% appreciation in under two years. New comparable Emaar Beachfront launches in 2025-2026 are pricing at AED 5,500-7,000/sqft, confirming this distress unit at AED 4,344/sqft is materially below replacement cost.

Emaar Beachfront Distances & Connectivity

• JBR Beach: 2 km — Beachfront Leisure
• The Walk JBR: 2 km — Lifestyle & Retail
• Bluewaters Island and Ain Dubai: 3 km — World-Class Attraction
• Dubai Marina Walk: 4 km — Marina Promenade
• Mall of the Emirates: 10 km — Shopping & Entertainment
• Dubai International Airport DXB: 28 km — International Airport
• Burj Khalifa: 18 km — Iconic Landmark
• Palm Jumeirah: 5 km — Iconic Island

Seapoint — Emaar Beachfront — Building & Amenities

• 1,300 Metres of Exclusive Private Beach (Residents Only)
• Beachfront Infinity Pool with Palm Jumeirah Views
• State-of-the-Art Gymnasium
• 24-Hour Concierge and Security
• Covered Parking
• Kids Pool and Play Area
• Paddle and Beach Volleyball Courts
• Jogging and Cycling Track along the Beach
• On-Site Restaurant and Retail
• High-Speed Smart Lifts
• Direct Beach Access via Private Promenade
• Sauna and Wellness Facilities

Who Should Buy This Seapoint — Emaar Beachfront 2BR in Emaar Beachfront?

1. The Below-Market Capital Investor: You are seeking a distress entry that provides immediate equity and a clear exit thesis. At AED 4,342/sqft versus market AED 5,790/sqft and new off-plan AED 5,500/sqft, this unit provides AED 2,000,000 (33.3%) in day-one unrealised equity. Emaar Properties construction milestones de-risk the Q2 2028 handover, and the 50% remaining installment (AED 3,250,000) provides controlled remaining capital exposure. At 5.3% gross yield, annual income of AED 320,000 significantly outperforms comparable European prime residential at 2-4%.
2. The End-User and Lifestyle Buyer: You are currently renting in Emaar Beachfront or a neighbouring community. Typical 2BR annual rents in Emaar Beachfront range AED 280,000–AED 400,000, meaning ownership at AED 6,240,000 all-in (including DLD, zero agent fee) starts making financial sense within 18-24 months versus continued renting. Semi-Furnished specification means a modest fit-out investment completes the unit to your preference — fully offset by the seller discount. The Full Palm Jumeirah View — Corner Position and Full Palm View Floor add lifestyle value beyond pure investment metrics.
3. The Portfolio Diversifier: You hold property in a mature Dubai sub-market and want a below-market position in Emaar Beachfront to broaden your income base. Emaar Properties’s institutional brand ensures strong exit liquidity — secondary buyers recognise the developer premium and price accordingly. The AED 2,000,000 built-in equity provides a margin of safety against any short-term market softening, while Emaar Beachfront’s 28% transaction volume growth in 2025 confirms liquidity depth for an exit at any future timeline at market value or above.

How to Acquire This Seapoint — Emaar Beachfront Unit — Step by Step

1. Express Interest (Day 0): Contact DistressPropertyFinder.com quoting SEAPOINT-EMAAR-BF-2BR-CORNER-DISTRESS-001. Receive full SPA, all Emaar Properties payment receipts (AED 3,250,000 confirmed), floor plan and title extract within 24 hours.
2. Documentation Review (Day 1–3): Review original SPA, DLD certificate, all installment receipts, and building progress. Independent UAE-registered conveyancer review recommended.
3. Sign MOU — Form F (Day 3–7): Execute MOU. 10% deposit AED 600,000 held in DLD-registered escrow.
4. Obtain Emaar Properties NOC (Day 7–17): DistressPropertyFinder.com submits to Emaar Properties. NOC: 5–10 business days. Developer transfer fee approx. AED 5,000–6,500.
5. Execute Novation SPA (Day 15–20): Emaar Properties, seller and buyer sign novation SPA. Buyer is now registered as purchaser of remaining 50% at Q2 2028.
6. DLD Registration (Day 17–22): Buyer pays DLD fee AED 240,000 (4%) directly to DLD. Title deed: 1–3 business days.
7. Final Payment to Seller (Day 17–22): Buyer pays AED 2,750,000 to seller at registration. MOU deposit credited against this amount.
8. Hold to Q2 2028 Handover: Buyer prepares AED 3,250,000 (50%) for Q2 2028 handover and monitors Emaar Properties construction updates. DistressPropertyFinder.com manages the full process end to end.

Frequently Asked Questions — Seapoint — Emaar Beachfront Distress Sale

Why is the seller selling below the original price?

The seller is exiting at 7.7% below the original purchase cost of AED 6,500,000 due to a genuine personal liquidity requirement unrelated to any concern about the project, developer or market. Having invested AED 3,250,000 (50%) with Emaar Properties, the seller prefers to crystallise a cash loss of AED 500,000 now rather than wait through the remaining obligations. Full SPA and all payment receipts are available to verified buyers through DistressPropertyFinder.com.

What does “distress sale” mean in this context?

This seller is transferring at AED 6,000,000 — 7.7% below what they paid Emaar Properties, absorbing a real cash loss to exit quickly. The buyer enters at AED 4,342/sqft versus a Emaar Beachfront resale market of AED 5,790/sqft, acquiring AED 2,000,000 in immediate unrealised equity that no developer channel can provide.

How does the novation and payment plan transfer work in Dubai?

Novation replaces the seller on the original SPA with the buyer, with Emaar Properties written consent. Seller obtains NOC; both execute MOU with 10% escrow AED 600,000; Emaar Properties, seller and buyer sign novation SPA; buyer pays DLD 4% fee AED 240,000; buyer assumes 50% (AED 3,250,000) at Q2 2028 handover. DistressPropertyFinder.com manages from NOC through DLD registration.

Is Seapoint — Emaar Beachfront a good investment for 2026–2028?

At AED 4,342/sqft — 25.0% below Emaar Beachfront secondary market of AED 5,790/sqft — this unit offers AED 2,000,000 day-one equity with 5.3% gross yield at mid-range rent of AED 320,000/yr. Emaar Beachfront DLD transactions grew 28% in 2025. New off-plan launches at AED 5,500/sqft confirm this is below replacement cost. Emaar Properties’s established delivery track record de-risks the Q2 2028 handover.

What is the expected rental income from a 2BR in Emaar Beachfront?

A 2BR in Emaar Beachfront with Full Palm Jumeirah View — Corner Position currently achieves AED 280,000–AED 400,000/yr in annual Ejari-registered leases. Semi-Furnished specification adds 15-20% versus unfurnished comparables. At AED 6,000,000, the mid-range AED 320,000/yr equates to 5.3% gross yield. Net of service charges (approx. AED 35,000/yr), net yield is approximately 4.8% — well above comparable European prime residential at 2-4%.

What are the total upfront costs for the buyer?

Transfer to seller AED 2,750,000 + DLD AED 240,000 (4%) + NOC fee AED 5,000-6,500. Immediate total approx AED 2,995,500. Handover balance AED 3,250,000 (50%) due Q2 2028. Zero agent fee for buyer. Total all-in (price + DLD): AED 6,240,000.

How does Emaar Beachfront compare to Downtown Dubai as an investment?

Emaar Beachfront offers superior lifestyle positioning with comparable or higher yields versus Downtown Dubai’s 5.0-5.5% gross yields at AED 3,800-4,800/sqft. At AED 4,342/sqft with 5.3% yield, this specific unit provides 0.1 percentage points of yield premium over Downtown while occupying a comparable or superior trophy address. Emaar Beachfront new off-plan launches at AED 5,500/sqft confirm the appreciation trajectory.

How quickly can this transaction be completed?

Off-plan novation: 3-6 weeks from MOU. Emaar Properties NOC: 5-10 business days. SPA execution: 1-3 days. DLD: 1-3 days. Transfer payment due within 21-30 days of MOU. Handover balance AED 3,250,000 due Q2 2028. DistressPropertyFinder.com has established relationships with Emaar Properties’s NOC team — all documentation available immediately on enquiry. Reference: SEAPOINT-EMAAR-BF-2BR-CORNER-DISTRESS-001.