Distress Deal | Marina Shores | 4BR Apartment in Dubai Marina | At Cost (OP + 4% DLD = Zero Seller Profit) Below OP | Dubai Marin

• 4 Bedroom Apartment + Maid Room, Emaar Properties, Dubai Marina, Dubai, UAE — 65% already paid by seller (AED 5.
• 2,410 sqft BUA (223.89 sqm) | 2 Covered Parking | Semi-Furnished | Dubai Marina and Palm Jumeirah View | High Floor
• Asking Price: AED 8,260,000 — AED 0 (At Cost (OP + 4% DLD = Zero Seller Profit)) below original price of AED 7,942,308; AED 1,240,000 below current market value of AED 9,500,000
• Payment status: 65% paid by seller (AED 5,369,000); buyer assumes remaining 35% (AED 2,891,000) at Q4 2026
• Handover: Q4 2026 | Dubai Marina — the world’s largest purpose-built marina with 200+ residential towers and 9,800 DLD transactions in 2025

What is this Marina Shores 4BR deal in Dubai Marina?

This is a verified motivated-seller distress listing at Marina Shores by Emaar Properties in Dubai Marina. The seller is exiting at AED 0 (At Cost (OP + 4% DLD = Zero Seller Profit)) below the original purchase price of AED 7,942,308, handing the incoming buyer AED 1,240,000 in immediate paper equity versus the current secondary market value of AED 9,500,000. At AED 3,427/sqft, this 2,410 sqft 4BR enters the Dubai Marina market at a price that is AED 473/sqft below the current Dubai Marina resale comparable of AED 3,900/sqft — a built-in discount of 12.1% from the moment of signing. Dubai Marina recorded 9,800 DLD-registered residential transactions in 2025, up 15% year-on-year, confirming the depth of buyer liquidity that supports any future disposal.

The unit is positioned on High Floor at Marina Shores, delivering Dubai Marina and Palm Jumeirah 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. Handover is scheduled for Q4 2026, with 65% of the original purchase price already paid by the seller. The buyer assumes only the remaining 35% (AED 2,891,000) at Q4 2026 handover — providing cashflow planning runway of 12 or more months between transfer and final payment.

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 5,369,000 (65% of the original price) in capital, the seller is crystallising a zero-profit exit rather than holding through the remaining construction period to the Q4 2026 handover. For the buyer, this is an entry at AED 3,427/sqft against a Dubai Marina resale market of AED 3,900/sqft and new off-plan launches pricing at AED 3,400/sqft — a simultaneous discount to both current resale and future replacement cost that cannot be achieved through any direct developer channel in Dubai Marina today.

Marina Shores Dubai Marina — Property Specifications

• Project: Marina Shores
• Developer: Emaar Properties
• Community: Dubai Marina, Dubai
• Unit Type: 4 Bedroom Apartment + Maid Room
• BUA: 2,410 sqft (223.89 sqm)
• Bathrooms: 4
• Parking: 2 Covered Spaces
• Floor: High Floor
• View: Dubai Marina and Palm Jumeirah View
• Furnishing: Semi-Furnished
• Handover: Q4 2026
• Ownership Type: Freehold — Open to All Nationalities
• Listing Reference: MARINA-SHORES-EMAAR-DM-4BR-MAID-DISTRESS-001

Payment Plan Breakdown — What the Buyer Takes Over

• 65% Already Paid by Seller: AED 5,369,000 — seller has paid 65% of the original purchase price of AED 7,942,308 to Emaar Properties across multiple installments
• Buyer Transfer Payment to Seller (at MOU): AED 5,369,000 — buyer pays seller the agreed price minus the outstanding handover installment at MOU execution
• DLD Registration Fee (4% of Selling Price): AED 330,400 — mandatory property transfer fee paid by buyer directly to DLD at novation registration
• Developer NOC and Transfer Fee (Emaar Properties): approx. AED 5,000–6,500 — standard developer No Objection Certificate and administrative fee
• 35% Final Installment — On Handover (Q4 2026): AED 2,891,000 — final payment due directly to Emaar Properties at unit handover, assumed by buyer on novation
• TOTAL ALL-IN BUYER COST: AED 8,595,900 (purchase price AED 8,260,000 + DLD AED 330,400 + NOC approx.). Zero agent fee for buyer.

The transfer process works via a Emaar Properties-approved novation: the seller is legally replaced on the original SPA by the new buyer with the developer’s written consent. The seller first obtains a No Objection Certificate from Emaar Properties confirming no arrears or disputes; both parties execute an MOU with a 10% escrow deposit of AED 826,000; Emaar Properties, the seller and the buyer sign the novation SPA; the buyer registers at the Dubai Land Department and pays the 4% DLD fee of AED 330,400 directly. The buyer then assumes the final 35% installment of AED 2,891,000 due at Q4 2026 handover. DistressPropertyFinder.com coordinates the full process — from initial documentation review and NOC procurement through to DLD title registration.

Pricing Analysis — Why This is a Deal in 2026

• Original Purchase Price (OP): AED 7,942,308
• DLD Registration Fee (4%): AED 330,400
• Total Original Cost (OP + DLD): AED 8,272,708
• Seller’s Asking Price: AED 8,260,000
• Seller’s Loss vs OP: AED 0 (At Cost (OP + 4% DLD = Zero Seller Profit)) — genuine cash loss, not a paper adjustment
• Current Dubai Marina Market Value: AED 9,500,000
• Buyer’s Day-One Unrealised Equity: AED 1,240,000 (15.0% of acquisition price)
• This Listing — Price per Sqft: AED 3,427/sqft
• Dubai Marina Current Resale Market — Price per Sqft: AED 3,900/sqft (source: Marina Shores 4BR+Maid current secondary market)
• New Off-Plan Launches in Dubai Marina (2025–2026): AED 3,400+/sqft
• Estimated Gross Rental Yield at Asking Price: 3.4%–4.6% p.a.
• Estimated Annual Rent (Mid-Range): AED 320,000/yr
• Estimated Annual Service Charge: AED 45,000/yr
• Total All-In Acquisition Cost (Price + DLD): AED 8,590,400
• Agent Fee for Buyer: Zero

At AED 3,427/sqft, this unit sits AED 473/sqft (12.1%) below the current Dubai Marina secondary market average and AED -27/sqft below comparable new off-plan launches — meaning any buyer entering through a developer channel today would pay materially more for an equivalent Dubai Marina address with a 2–3 year construction wait and no existing owner discount. At a gross rental yield of 3.9% on the mid-range annual rent estimate of AED 320,000, this unit provides AED 275,000/yr net of service charges on a day-one basis — before any capital appreciation across the Q4 2026 hold period is factored in.

Dubai Marina Location — Why This Community Matters

Dubai Marina is the world’s largest purpose-built marina, comprising 200+ residential towers along a 3.5km artificial canal lake. Marina Shores by Emaar is one of the newest completions in the district, offering the final remaining unrestricted Marina view positions that older towers can no longer replicate. DLD data shows Dubai Marina averaging AED 2,900/sqft in Q4 2025, with Emaar-branded towers in premium positions trading AED 200-400/sqft above the district average.

Two Red Line Metro stations serve Dubai Marina: DMCC Metro Station and Dubai Marina Metro Station. The Marina Walk — 7.3km of waterfront promenade — is one of the most used public spaces in Dubai. Sheikh Zayed Road runs adjacent to the district’s eastern boundary.

4BR + maid apartments in Dubai Marina currently achieve AED 280,000-380,000/yr in annual leases, with Marina and Palm view units commanding the upper range. Marina Shores’ premium position, Emaar brand and newer delivery (2026) will support AED 300,000-360,000/yr with achievable short-term rental of AED 1,400-2,200/night during peak season. 65% already paid (AED 5.37M) means the seller has done all heavy lifting — buyer inherits at cost, zero profit.

Dubai Marina recorded 9,800 DLD transactions in 2025 — the most liquid freehold community in Dubai after Downtown. Emaar’s Marina developments consistently command a 10-15% resale premium over non-Emaar towers in the district. New off-plan launches in Dubai Marina by Sobha and other developers are pricing at AED 3,200-4,000/sqft — this at-cost transfer at AED 3,427/sqft remains below new-launch levels with zero wait time.

Dubai Marina Distances & Connectivity

• Dubai Marina Walk: 0.2 km — Marina Promenade
• JBR Beach: 1.5 km — Beach & Leisure
• The Walk JBR: 2 km — Lifestyle & Retail
• Mall of the Emirates: 8 km — Shopping & Entertainment
• Dubai Internet City Metro: 3 km — Metro Station
• Dubai International Airport DXB: 28 km — International Airport
• Burj Khalifa: 18 km — Iconic Landmark
• Palm Jumeirah: 5 km — Iconic Island

Marina Shores — Building & Amenities

• Marina-Front Infinity Pool with Direct Marina View
• State-of-the-Art Gymnasium
• Maid’s Room with En-Suite Bathroom
• 24-Hour Concierge and Security
• 2 Covered Parking Spaces
• Kids Pool and Dedicated Play Area
• Direct Marina Walk Access (7.3km Promenade)
• BBQ and Entertainment Deck
• Jogging and Cycling Track
• Landscaped Gardens
• High-Speed Smart Lifts
• Retail and Dining at Marina Level

Who Should Buy This Marina Shores 4BR in Dubai Marina?

1. The Capital-Efficient Below-Market Investor: You have been tracking Dubai Marina fundamentals and seeking a distress entry below current resale pricing. At AED 3,427/sqft versus market AED 3,900/sqft and new off-plan at AED 3,400/sqft, this unit provides AED 1,240,000 in day-one unrealised equity — a 15.0% immediate paper return. Emaar Properties’s construction milestone system and RERA-regulated escrow account de-risk the Q4 2026 handover. At a conservative AED 320,000/yr annual rent post-handover, gross yield of 3.9% compares favourably with European prime residential at 2-4%.
2. The End-User Buyer or Lifestyle Purchaser: You are currently renting in Dubai Marina or a neighbouring community and want to own rather than lease. Typical 4BR rents in Dubai Marina range from AED 280,000 to AED 380,000/yr — equating to a mortgage-equivalent buy decision. At AED 8,590,400/yr all-in (including DLD, zero agent fee), ownership of a 2,410 sqft Semi-Furnished 4BR with Dubai Marina and Palm Jumeirah View delivers both lifestyle value and equity accumulation that renting cannot replicate. Handover in Q4 2026 aligns with most standard lease renewal cycles, enabling a seamless transition from tenant to owner.
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 Dubai Marina to diversify your income base. Emaar Properties’s brand provides institutional-quality exit liquidity at any future disposal — secondary buyers recognise the developer premium and price accordingly. The AED 1,240,000 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. Dubai Marina’s 9,800 annual transactions (2025) confirm strong liquidity depth for a future exit at any timeline.

How to Acquire This Marina Shores Unit — Step by Step

1. Express Interest (Day 0): Contact Distress Property Finder quoting listing reference MARINA-SHORES-EMAAR-DM-4BR-MAID-DISTRESS-001. We share full SPA, all payment receipts (AED 5,369,000 confirmed to Emaar Properties), unit floor plan and title deed extract within 24 hours.
2. Documentation Review (Day 1–3): Examine the original SPA with Emaar Properties, 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 826,000 is held by a DLD-registered trustee in escrow pending NOC.
4. Obtain Emaar Properties NOC (Day 7–17): DistressPropertyFinder.com submits the novation application to Emaar Properties. NOC is typically issued within 5–10 business days. Developer NOC and transfer fee of approximately AED 5,000–6,500 applies.
5. Execute Novation SPA (Day 15–20): Emaar Properties, the seller and the buyer sign the novation SPA. The buyer is now the registered purchaser on the Emaar Properties SPA for the remaining 35% at Q4 2026 handover..
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 330,400 (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 5,369,000 to the seller at DLD registration. MOU escrow deposit is credited against this amount.
8. Monitor Construction and Prepare for Handover (Post-Transfer): Buyer monitors Emaar Properties construction updates and prepares AED 2,891,000 (35%) for Q4 2026 handover. DistressPropertyFinder.com manages the full process from MOU to title deed.