−24%
Sobha Hartland, Dubai · Off-plan · Handover Q4 2026
1BR Apartment in Sobha One, Sobha Hartland — 24% below market
Why it's priced below market
Owner relocating abroad and needs to complete the sale within 10 days.
Key details
- Type
- Apartment
- Bedrooms
- 1 Bedroom
- Bathrooms
- 2
- Size
- 733 sq ft
- Status
- Off-plan (Q4 2026)
- Paid to developer
- 60%
- View
- Golf course, Ras Al Khor Wildlife Sanctuary and Dubai skyline
- Furnishing
- Semi-furnished
- Occupancy
- Under construction
- Building
- Sobha One
- Developer
- Sobha Realty
- Bought in 2024 at AED 1,700,000; Sobha is selling comparable inventory today at AED 1,850,000
- 60% already paid to Sobha
- Handover due Q4 2026: rent it out or resell as a ready unit within months
- Completed units usually draw a wider buyer pool (mortgage and end-user buyers) than off-plan resales, supporting value at handover
- Golf course, Ras Al Khor and Downtown skyline views
- Sobha Realty builds in-house, a key reason Sobha Hartland resales hold strong demand
- Seller needs to close within 10 days: cash-ready buyers get priority
Payment breakdown for the buyer
This is an off-plan resale: you repay the seller what they've paid the developer, minus the discount, then pay the remaining 40% to Sobha Realty on handover.
| Original price (seller's SPA with developer) | AED 1,700,000 |
| Already paid to developer (60%) | AED 1,020,000 |
| You pay the seller now | AED 720,000 |
| Transfer fees and commission (below) | AED 104,650 |
| Cash needed now | AED 824,650 |
| Due to developer on handover (Q4 2026) — 40% | AED 680,000 |
| Your total all-in cost | AED 1,504,650 |
Fees
| Purchase price | AED 1,400,000 |
| DLD transfer fee (4% of original price) | AED 68,000 |
| Agency commission (2% + 5% VAT) | AED 29,400 |
| Trustee office fee | AED 5,250 |
| Conveyancing fee | AED 2,000 |
| Total acquisition cost | AED 1,504,650 |
Capital appreciation scenarios
Your built-in equity at today's market price is about AED 345,350 after all costs. The table adds the first year's net rental income (AED 84,340, from handover) to the capital gain at different growth rates. These are illustrations, not forecasts.
| Market price growth (12 months) | Property value | Capital gain | Net rent (year 1) | Total return | Return on total cost |
|---|---|---|---|---|---|
| +5% | AED 1,942,500 | AED 437,850 | AED 84,340 | AED 522,190 | 35% |
| +10% | AED 2,035,000 | AED 530,350 | AED 84,340 | AED 614,690 | 41% |
| +15% | AED 2,127,500 | AED 622,850 | AED 84,340 | AED 707,190 | 47% |
Rental yield
| Expected annual rent | AED 110,000 |
| Service charges (AED 20/sq ft) | −AED 14,660 |
| Vacancy allowance (5%) | −AED 5,500 |
| Management & maintenance (5%) | −AED 5,500 |
| Net annual income | AED 84,340 |
| Gross yield (rent ÷ price) | 7.9% |
| Net yield (net income ÷ total cost) | 5.6% |
Fees and yields are estimates. Rent is based on current asking rents for comparable units; confirm all figures before signing.