Distress Deal | Ocean Cove | 3BR Apartment in Mina Rashid | 4.2% Below OP | Creek, Golf Course, Water and Downtown Dubai View

• 3 Bedroom Apartment with Balcony, Emaar Properties, Mina Rashid, Dubai, UAE — Multi-directional views: Dubai Creek, Golf Course, Open Water and Downtown Dubai skyline simultaneously — a view profile unavailable in any newer competing Mina Rashid launch.
• 1,917 sqft BUA (178.09 sqm) | 2 Covered Parking | Semi-Furnished | Creek, Golf Course, Water and Downtown Dubai View | Middle Floor (12-17)
• Asking Price: AED 3,850,000 — AED 170,000 (4.2%) below original price of AED 4,020,000; AED 450,000 below current market value of AED 4,300,000
• Payment status: 50% paid by seller (AED 2,010,000); buyer assumes remaining 50% (AED 2,010,000) at Q4 2026
• Handover: Q4 2026 | Mina Rashid — Emaar’s 2.7km Dubai Creek waterfront master-development with QE2 hotel and 430-berth marina

What is this Oceans Cove 3BR deal in Mina Rashid?

This is a verified motivated-seller distress listing at Ocean Cove by Emaar Properties in Mina Rashid. The seller is exiting at AED 170,000 (4.2%) below the original purchase price of AED 4,020,000, handing the incoming buyer AED 450,000 in immediate paper equity versus the current secondary market value of AED 4,300,000. At AED 2,008/sqft, this 1,917 sqft 3BR enters the Mina Rashid market at a price that is AED 792/sqft below the current Mina Rashid resale comparable of AED 2,800/sqft — a built-in discount of 28.3% from the moment of signing. Mina Rashid recorded 1,800 DLD-registered residential transactions in 2025, up 38% year-on-year, confirming the depth of buyer liquidity that supports any future disposal.

The unit is positioned on Middle Floor (12-17) at Ocean Cove, delivering Creek, Golf Course, Water and Downtown Dubai 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 50% of the original purchase price already paid by the seller. The buyer assumes only the remaining 50% (AED 2,010,000) 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 2,010,000 (50% of the original price) in capital, the seller is crystallising a loss of AED 170,000 rather than holding through the remaining construction period to the Q4 2026 handover. For the buyer, this is an entry at AED 2,008/sqft against a Mina Rashid resale market of AED 2,800/sqft and new off-plan launches pricing at AED 3,000/sqft — a simultaneous discount to both current resale and future replacement cost that cannot be achieved through any direct developer channel in Mina Rashid today.

Ocean Cove Mina Rashid — Property Specifications

• Project: Ocean Cove
• Developer: Emaar Properties
• Community: Mina Rashid, Dubai
• Unit Type: 3 Bedroom Apartment with Balcony
• BUA: 1,917 sqft (178.09 sqm)
• Bathrooms: 3
• Parking: 2 Covered Spaces
• Floor: Middle Floor (12-17)
• View: Creek, Golf Course, Water and Downtown Dubai View
• Furnishing: Semi-Furnished
• Handover: Q4 2026
• Ownership Type: Freehold — Open to All Nationalities
• Listing Reference: OCEANS-COVE-EMAAR-MR-3BR-DISTRESS-001

Payment Plan Breakdown — What the Buyer Takes Over

• 50% Already Paid by Seller: AED 2,010,000 — seller has paid 50% of the original purchase price of AED 4,020,000 to Emaar Properties across multiple installments
• Buyer Transfer Payment to Seller (at MOU): AED 1,840,000 — buyer pays seller the agreed price minus the outstanding handover installment at MOU execution
• DLD Registration Fee (4% of Selling Price): AED 154,000 — 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
• 50% Final Installment — On Handover (Q4 2026): AED 2,010,000 — final payment due directly to Emaar Properties at unit handover, assumed by buyer on novation
• TOTAL ALL-IN BUYER COST: AED 4,009,500 (purchase price AED 3,850,000 + DLD AED 154,000 + 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 385,000; 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 154,000 directly. The buyer then assumes the final 50% installment of AED 2,010,000 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 4,020,000
• DLD Registration Fee (4%): AED 154,000
• Total Original Cost (OP + DLD): AED 4,174,000
• Seller’s Asking Price: AED 3,850,000
• Seller’s Loss vs OP: AED 170,000 (4.2%) — genuine cash loss, not a paper adjustment
• Current Mina Rashid Market Value: AED 4,300,000
• Buyer’s Day-One Unrealised Equity: AED 450,000 (11.7% of acquisition price)
• This Listing — Price per Sqft: AED 2,008/sqft
• Mina Rashid Current Resale Market — Price per Sqft: AED 2,800/sqft (source: Emaar Mina Rashid 3BR current secondary market)
• New Off-Plan Launches in Mina Rashid (2025–2026): AED 3,000+/sqft
• Estimated Gross Rental Yield at Asking Price: 4.8%–6.2% p.a.
• Estimated Annual Rent (Mid-Range): AED 200,000/yr
• Estimated Annual Service Charge: AED 30,000/yr
• Total All-In Acquisition Cost (Price + DLD): AED 4,004,000
• Agent Fee for Buyer: Zero

At AED 2,008/sqft, this unit sits AED 792/sqft (28.3%) below the current Mina Rashid secondary market average and AED 992/sqft below comparable new off-plan launches — meaning any buyer entering through a developer channel today would pay materially more for an equivalent Mina Rashid address with a 2–3 year construction wait and no existing owner discount. At a gross rental yield of 5.2% on the mid-range annual rent estimate of AED 200,000, this unit provides AED 170,000/yr net of service charges on a day-one basis — before any capital appreciation across the Q4 2026 hold period is factored in.

Mina Rashid Location — Why This Community Matters

Mina Rashid is Emaar’s 2.7km waterfront master-development along Dubai’s historic Creek at Port Rashid. The community features the Queen Elizabeth 2 hotel (permanently berthed), a 430-berth marina, 700m of promenade, and direct water canal views. Ocean Cove is part of Emaar’s master plan that includes Seagate, Mina, Palace Beach Resort and multiple residential phases set for delivery 2026-2028.

Mina Rashid benefits from the Shindagha Corridor upgrade (scheduled completion 2025), reducing travel time to Downtown Dubai from 30 to 12 minutes. The new Marine Transport Station at Mina Rashid connects to Business Bay via Dubai Water Canal. Two new RTA road corridors — Al Mina Road upgrade and the Pearl Interchange — are operational from 2025.

A 3BR apartment in Emaar’s Mina Rashid with creek and downtown views currently achieves AED 160,000-200,000 per year unfurnished, based on comparable Emaar waterfront properties at Dubai Creek Harbour and Port de La Mer. Semi-furnished units with multiple directional views (Creek, Golf, Water, Downtown as per this unit) command a 15-20% premium, putting achievable rent at AED 185,000-220,000 annually at the AED 3,850,000 acquisition price.

Emaar’s H1 2025 sales jumped 46% year-on-year to AED 46 billion, underpinned by Mina Rashid demand from end-users seeking waterfront address at below-Downtown pricing. Mina Rashid new off-plan launches are priced at AED 2,800-3,200/sqft in 2026, confirming this distress unit at AED 2,009/sqft is an exceptional below-market entry.

Mina Rashid Distances & Connectivity

• Dubai Creek Harbour: 5 km — Waterfront District
• Deira City Centre: 6 km — Shopping
• Dubai International Airport DXB: 10 km — International Airport
• Downtown Dubai: 14 km — Urban District
• Burj Khalifa: 15 km — Iconic Landmark
• Dubai Mall: 15 km — Shopping & Entertainment
• DIFC: 14 km — Financial Centre
• Dubai Festival City Mall: 8 km — Lifestyle & Retail

Ocean Cove — Building & Amenities

• Marina-Front Infinity Pool with Creek Views
• State-of-the-Art Gymnasium
• 700-Metre Mina Rashid Waterfront Promenade Access
• 430-Berth Marina with Yacht Berth Access
• 24-Hour Concierge and Security
• 2 Covered Parking Spaces
• Kids Pool and Dedicated Play Area
• BBQ and Outdoor Entertainment Terrace
• Jogging and Cycling Track along the Creek
• Landscaped Gardens
• High-Speed Lifts
• Waterfront Dining and Retail at QE2 Complex (300m)

Who Should Buy This Ocean Cove 3BR in Mina Rashid?

1. The Capital-Efficient Below-Market Investor: You have been tracking Mina Rashid fundamentals and seeking a distress entry below current resale pricing. At AED 2,008/sqft versus market AED 2,800/sqft and new off-plan at AED 3,000/sqft, this unit provides AED 450,000 in day-one unrealised equity — a 11.7% immediate paper return. Emaar Properties’s construction milestone system and RERA-regulated escrow account de-risk the Q4 2026 handover. At a conservative AED 200,000/yr annual rent post-handover, gross yield of 5.2% compares favourably with European prime residential at 2-4%.
2. The End-User Buyer or Lifestyle Purchaser: You are currently renting in Mina Rashid or a neighbouring community and want to own rather than lease. Typical 3BR rents in Mina Rashid range from AED 185,000 to AED 240,000/yr — equating to a mortgage-equivalent buy decision. At AED 4,004,000/yr all-in (including DLD, zero agent fee), ownership of a 1,917 sqft Semi-Furnished 3BR with Creek, Golf Course, Water and Downtown Dubai 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 Mina Rashid 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 450,000 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. Mina Rashid’s 1,800 annual transactions (2025) confirm strong liquidity depth for a future exit at any timeline.

How to Acquire This Ocean Cove Unit — Step by Step

1. Express Interest (Day 0): Contact Distress Property Finder quoting listing reference OCEANS-COVE-EMAAR-MR-3BR-DISTRESS-001. We share full SPA, all payment receipts (AED 2,010,000 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 385,000 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 50% 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 154,000 (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 1,840,000 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 2,010,000 (50%) for Q4 2026 handover. DistressPropertyFinder.com manages the full process from MOU to title deed.