Sobha One | 1BR MBR City | 3.2% below OP — AED 43,000 below OP | Unobstructed Ras Al Khor Wildlife

• 1 Bedroom Apartment — High Floor — Unobstructed Ras Al Khor Golf View, Sobha Realty, Sobha Hartland II — MBR City, Dubai, UAE
• 550 sqft (51.1 sqm) | 1 Parking | Semi-Furnished | Unobstructed Ras Al Khor Wildlife Sanctuary and Golf Club View | High Floor
• Asking: AED 1,287,000 — 3.2% below OP — AED 43,000 below OP below original cost AED 1,330,000; AED 143,000 below current market AED 1,430,000
• Payment: 65% paid (AED 864,500); buyer assumes 35% (AED 465,500) at Q2-Q3 2026
• Handover: Q2-Q3 2026 | Sobha Hartland II MBR City — championship golf and Ras Al Khor Wildlife Sanctuary views, 12 minutes from Downtown

What is this Sobha One 1BR deal in MBR City?

This is a verified motivated-seller distress listing at Sobha One by Sobha Realty in MBR City. The seller is exiting at 3.2% below OP — AED 43,000 below OP below the original purchase price of AED 1,330,000, transferring a 550 sqft 1BR at AED 1,287,000 (AED 2,340/sqft) against a current MBR City secondary market of approximately AED 2,600/sqft — placing AED 143,000 in immediate unrealised equity in the buyer’s hands. MBR City recorded 6,200 DLD transactions in 2025, up 22% year-on-year, providing the buyer liquidity depth for any future exit. Dubai’s total 2025 residential transaction volume reached 205,100 sales worth AED 539.9 billion, up 18.3% year-on-year (DLD / Knight Frank), confirming the structural strength of the market within which this distress opportunity sits.

The unit occupies High Floor at Sobha One, delivering Unobstructed Ras Al Khor Wildlife Sanctuary and Golf Club View. With 65% of the original price already paid by the seller (AED 864,500), the buyer assumes only the remaining 35% (AED 465,500) at Q2-Q3 2026 handover — giving the buyer 9-12 months of cashflow planning runway between transfer and final payment. Semi-Furnished delivery allows the buyer to customise the unit at their own discretion while benefiting from the seller discount.

The seller is exiting at 3.2% below OP — AED 43,000 below OP below cost due to a genuine personal liquidity requirement — not a concern about the market, the developer or the project. Having committed AED 864,500 (65%) to Sobha Realty, the seller crystallises a cash loss of AED 43,000 rather than waiting through the remaining obligations. The buyer captures the full gap between this distress price and the current secondary market: AED 143,000 on AED 1,287,000 invested — a 11.1% immediate paper return — plus entry at AED 2,340/sqft against new off-plan launches in MBR City pricing at AED 2,900/sqft or above.

Sobha One MBR City — Property Specifications

• Project: Sobha One
• Developer: Sobha Realty
• Community: Sobha Hartland II — MBR City, Dubai
• Unit Type: 1 Bedroom Apartment — High Floor — Unobstructed Ras Al Khor Golf View
• BUA: 550 sqft (51.1 sqm)
• Bathrooms: 1
• Parking: 1 Covered Space
• Floor: High Floor
• View: Unobstructed Ras Al Khor Wildlife Sanctuary and Golf Club View
• Furnishing: Semi-Furnished
• Handover: Q2-Q3 2026
• Ownership: Freehold — Open to All Nationalities
• Listing Reference: SOBHA-ONE-1BR-GOLF-43K-DISTRESS-001

Payment Plan Breakdown — What the Buyer Takes Over

• 65% Paid by Seller: AED 864,500 — across installments to Sobha Realty
• Buyer Transfer Payment to Seller (at MOU): AED 821,500
• DLD Fee (4%): AED 51,480 — buyer pays directly to DLD
• Developer NOC & Transfer Fee: approx. AED 5,000–6,500
• 35% Final on Handover (Q2-Q3 2026): AED 465,500 — buyer pays Sobha Realty
• TOTAL ALL-IN: AED 1,343,980 (price+DLD+NOC). Handover balance AED 465,500 due Q2-Q3 2026. Zero agent fee.

Sobha Realty-approved novation: seller NOC confirming no arrears; MOU with 10% escrow AED 128,700; Sobha Realty, seller and buyer sign novation SPA; buyer pays DLD 4% AED 51,480; buyer assumes 35% (AED 465,500) at Q2-Q3 2026 handover. DistressPropertyFinder.com manages all steps.

Pricing Analysis — Why This is a Deal in 2026

• Original Purchase Price: AED 1,330,000
• DLD Fee (4% of Asking): AED 51,480
• Total Seller Cost (OP + DLD): AED 1,381,480
• Asking Price: AED 1,287,000
• Seller Loss vs OP: AED 43,000 (3.2% below OP — AED 43,000 below OP)
• MBR City Current Market Value: AED 1,430,000
• Day-One Buyer Equity: AED 143,000 (11.1%)
• This Listing — AED per Sqft: AED 2,340/sqft
• MBR City Resale Market — AED per Sqft: AED 2,600/sqft
• New Off-Plan Launches in MBR City: AED 2,900/sqft
• Estimated Gross Rental Yield: 8.2%–10.9% p.a.
• Estimated Annual Rent (Mid): AED 120,000/yr
• Estimated Annual Service Charge: AED 13,750/yr
• Total All-In Cost (Price + DLD): AED 1,338,480
• Agent Fee for Buyer: Zero

At AED 2,340/sqft, this unit sits AED 260/sqft (10.0%) below the current MBR City secondary market average of AED 2,600/sqft, and AED 560/sqft below comparable new off-plan launches — meaning any buyer entering through a developer channel today pays materially more for a comparable MBR City address. At the mid-range annual rent estimate of AED 120,000, gross yield is 9.3%, delivering AED 106,250/yr net of service charges before any capital appreciation is counted.

MBR City Location — Why This Community Matters

Sobha Hartland II is the expanded second phase of Sobha Realty’s flagship MBR City master-community. Sobha One and Creek Vistas Heights are tower clusters within this masterplan, offering unobstructed golf course and Ras Al Khor Wildlife Sanctuary views. Sobha’s construction quality — internationally benchmarked — commands an 8-12% secondary market premium over non-Sobha MBR City towers. 1BR units at 550-551 sqft on high floors with unobstructed Ras Al Khor/golf views are among the most tightly-specified layouts in the community.

Al Khail Road provides 10-min access to DIFC and 12-min to Downtown. North London Collegiate School (Sobha campus) is within the masterplan. Dubai Creek Harbour is 10 minutes.

1BR high-floor golf/Ras Al Khor view apartments in Sobha Hartland II: AED 105,000-145,000/yr. Sobha premium: 8-12% above comparable MBR towers. At AED 1,200,000-1,290,000, yield of 8.5-11.7% at mid AED 120,000/yr.

Sobha One and Creek Vistas Heights 1BR golf views: OP AED 1.31-1.713M. SP AED 1.2-1.633M = 5-8.5% below OP. MBR City +22% transactions 2025. Sobha brand premium. New Sobha launches AED 2,600-3,000/sqft. High-floor golf/sanctuary views irreplaceable.

MBR City Distances & Connectivity

• Ras Al Khor Wildlife Sanctuary: 0.5 km — Flamingo Reserve — UNESCO
• Meydan Racecourse: 5 km — Entertainment
• Dubai Mall: 13 km — Shopping
• Downtown Dubai: 13 km — Urban District
• Burj Khalifa: 14 km — Landmark
• Dubai International Airport: 18 km — International Airport
• North London Collegiate School: 2 km — International School
• DIFC: 16 km — Financial Centre

Sobha One — Building & Amenities

• Unobstructed Ras Al Khor Wildlife Sanctuary and Flamingo Views
• Golf Course and Championship Club Views
• State-of-the-Art Gymnasium
• Swimming Pool
• 24-Hour Concierge and Security
• Covered Parking
• Kids Play Area
• BBQ and Outdoor Terrace
• Jogging Track
• High-Speed Smart Lifts
• Retail and Cafes
• Smart Home Technology

Who Should Buy This Sobha One 1BR in MBR City?

1. The Below-Market Capital Investor: Entry at AED 2,340/sqft versus market AED 2,600/sqft and new off-plan AED 2,900/sqft gives AED 143,000 (11.1%) day-one unrealised equity. Sobha Realty construction milestones de-risk the Q2-Q3 2026 handover. Gross yield 9.3% at mid-range rent AED 120,000/yr outperforms comparable European prime residential at 2-4%.
2. The End-User Buyer: Typical 1BR rents in MBR City are AED 105,000–AED 140,000/yr. At AED 1,338,480 all-in (DLD included, zero agent fee), ownership starts making financial sense within 12-18 months versus continued renting. Semi-Furnished specification means a modest fit-out is needed but the discount covers it. Unobstructed Ras Al Khor Wildlife Sanctuary and Golf Club View and High Floor add durable lifestyle value beyond pure return metrics.
3. The Portfolio Diversifier: You hold Dubai real estate and want below-replacement-cost exposure in MBR City to broaden your income base. Sobha Realty’s institutional brand ensures strong exit liquidity. The AED 143,000 built-in equity provides a margin of safety against any short-term softening, while MBR City’s 22% transaction growth in 2025 confirms the liquidity depth for a future exit at any timeline.

How to Acquire This Sobha One Unit — Step by Step

1. Express Interest (Day 0): Contact DistressPropertyFinder.com quoting SOBHA-ONE-1BR-GOLF-43K-DISTRESS-001. Receive full SPA, payment receipts (AED 864,500 confirmed), floor plan and title extract within 24 hours.
2. Documentation Review (Day 1–3): Review SPA, DLD certificate, all installment receipts. Independent UAE conveyancer review recommended.
3. Sign MOU — Form F (Day 3–7): Execute MOU. 10% deposit AED 128,700 in DLD-registered escrow.
4. Obtain Sobha Realty NOC (Day 7–17): DistressPropertyFinder.com submits to Sobha Realty. NOC: 5–10 business days. Developer fee approx. AED 5,000–6,500.
5. Execute SPA (Day 15–20): Sobha Realty, seller and buyer sign novation SPA. Buyer registered as new purchaser for 35% at Q2-Q3 2026.
6. DLD Registration (Day 17–22): Buyer pays DLD fee AED 51,480 (4%) directly to DLD. Title deed: 1–3 business days.
7. Final Payment to Seller (Day 17–22): Buyer pays seller AED 821,500. MOU deposit credited against this amount.
8. Hold to Q2-Q3 2026 Handover: Buyer prepares AED 465,500 for Q2-Q3 2026 handover and monitors Sobha Realty updates. DistressPropertyFinder.com manages the full process end to end.

Frequently Asked Questions — Sobha One Distress Sale

Why is the seller selling below the original price?

The seller exits at 3.2% below OP — AED 43,000 below OP below the original cost of AED 1,330,000 due to genuine personal liquidity needs unrelated to any project or market concern. Having committed AED 864,500 (65%) to Sobha Realty, the seller prefers to crystallise a cash loss of AED 43,000 rather than wait. Full SPA and all payment receipts are available to verified buyers via DistressPropertyFinder.com.

What does “distress sale” mean in this context?

Seller transfers at AED 1,287,000 — 3.2% below OP — AED 43,000 below OP below what they paid. Buyer acquires at AED 2,340/sqft vs MBR City market AED 2,600/sqft with AED 143,000 day-one unrealised equity. No speculative mark-up — this is a genuine below-cost exit.

How does the novation work in Dubai?

Novation: seller NOC from Sobha Realty; MOU with 10% escrow AED 128,700; novation SPA; DLD registration with 4% fee AED 51,480; buyer assumes 35% (AED 465,500) at Q2-Q3 2026. 3-6 weeks total. DistressPropertyFinder.com manages all steps.

Is Sobha One a good investment for 2026–2026?

At AED 2,340/sqft — 10.0% below MBR City market AED 2,600/sqft — with AED 143,000 day-one equity and 9.3% gross yield at mid-range AED 120,000/yr, plus MBR City transactions at 6,200 (+22% in 2025) and new launches at AED 2,900/sqft, the investment case is clear. Sobha Realty’s delivery track record de-risks Q2-Q3 2026 handover.

What is the expected rental income from a 1BR in MBR City?

A 1BR in MBR City with Unobstructed Ras Al Khor Wildlife Sanctuary and Golf Club View achieves AED 105,000–AED 140,000/yr in annual Ejari leases. Semi-Furnished adds 15-20% vs unfurnished. At AED 1,287,000, mid-range AED 120,000/yr = 9.3% gross, net 8.3% after service charges of AED 13,750/yr.

What are the total upfront costs for the buyer?

Transfer to seller AED 821,500 + DLD AED 51,480 + NOC ~AED 5-6.5K. Immediate total AED 878,480. Handover balance AED 465,500 due Q2-Q3 2026. Zero agent fee. All-in (price+DLD): AED 1,338,480.

How does MBR City compare to Downtown Dubai as an investment?

MBR City at AED 2,340/sqft offers comparable or superior yield versus Downtown Dubai at AED 3,800-4,800/sqft with 5.0-5.5% yields. MBR City transactions grew 22% in 2025 with new off-plan launches at AED 2,900/sqft confirming the appreciation trajectory. This unit’s AED 143,000 built-in equity provides a margin of safety Downtown purchasers at full market pricing do not have.

How quickly can this transaction be completed?

3-6 weeks from MOU. Sobha Realty NOC: 5-10 business days. DLD registration: 1-3 business days. DistressPropertyFinder.com manages all documentation, escrow and DLD registration end to end. Reference: SOBHA-ONE-1BR-GOLF-43K-DISTRESS-001.