Distress Deal — 1BR AEON by Emaar | Dubai Creek Harbour | AED 1,580,000 | 13.3% Below OP+DLD

1-Bedroom Creek & Skyline View, Floors 10–15, AEON, Dubai Creek Harbour — AED 243,004 Below Seller’s Cost

This is a distress sub-sale on a 1-bedroom apartment with Creek and skyline views, on floors 10 to 15, in AEON by Emaar Properties — an exclusive two-tower, 262-unit waterfront development in Creek Beach, Dubai Creek Harbour. The seller’s total acquisition cost — original Emaar developer price plus the 4% DLD fee paid at purchase — was AED 1,823,004. The distress asking price is AED 1,580,000: a real, all-in saving of AED 243,004 (13.3%) below the seller’s documented cost. At AED 2,071/sqft against a Dubai Creek Harbour market average of AED 2,400/sqft (Q2 2025), this unit is available at a structural discount below both the seller’s cost and the community’s prevailing market rate. AEON is a small, boutique development — just 262 units across two towers — with April 2028 handover confirmed by Emaar. The buyer inherits the original 10/80/10 payment plan and captures the full AED 243,004 discount at the point of DLD registration.

Property Highlights

• Project: AEON by Emaar Properties
• Developer: Emaar Properties (85,000+ homes delivered globally)
• Community: Creek Beach, Dubai Creek Harbour, Dubai, UAE
• Location: Crossroads of Al Jaddaf and Festival City, Creek Beach
• Type: 1-Bedroom Apartment
• Bedrooms: 1 | Bathrooms: 1
• Total Size: 763 sq ft
• Floor Range: 10 to 15
• View: Creek and Skyline (Dubai Creek Canal + Dubai city skyline)
• Balcony: Yes (panoramic, expansive)
• Parking: Covered (underground, per unit)
• Laundry Room: Yes (per unit)
• Handover: April 2028 (Q2 2028)
• Payment Plan (inherited): 10/80/10
• Distress Asking Price: AED 1,580,000
• Seller’s Total Cost (OP + DLD): AED 1,823,004
• Discount vs Seller’s Cost: AED 243,004 (13.3%)
• Price Per Sq Ft (Asking): AED 2,071
• Dubai Creek Harbour Avg Price/Sqft (Q2 2025): AED 2,400
• Sustainability: LEED-certified, solar photovoltaic, water conservation
• Ownership: Freehold — open to all nationalities
• UAE Investor Visa: Yes (AED 750K+ threshold exceeded)

About AEON and Emaar Properties

AEON is a premium 2-tower, 262-unit residential development by Emaar Properties in Creek Beach — one of nine distinct districts within Dubai Creek Harbour, and the community’s most lifestyle-activated waterfront precinct. The project is deliberately small: 262 units across two 13-storey towers, creating a boutique, low-density environment that is materially different from the larger residential clusters elsewhere in Dubai Creek Harbour. The LEED certification, solar photovoltaic energy systems, and eco-innovation throughout — water conservation via condensate and planter drain collection, architectural sun shading via horizontal ledges and tinted glass — position AEON as one of the most sustainably built residential products in Dubai Creek Harbour, which in turn supports long-term positioning for the premium tenant and owner-occupier segments.

Emaar Properties is the developer behind Burj Khalifa, Dubai Mall, Downtown Dubai, Dubai Hills Estate, Dubai Creek Harbour, and a globally active portfolio of 85,000+ delivered homes across 12 markets. As the master developer of Dubai Creek Harbour, Emaar controls both the community infrastructure and the tower delivery timelines — an execution certainty no third-party developer in the same community can replicate. The April 2028 handover for AEON is a confirmed Emaar schedule, consistent with the Q2 2028 timeline cited across all project documentation.

Community and Lifestyle — Dubai Creek Harbour

• Dubai Creek Harbour — Emaar’s 550-hectare master community on the historic Dubai Creek, twice the size of Downtown Dubai
• 9 distinct districts including Creek Beach (where AEON is located), Creek Island, Creek Gate, and Harbour Views
• Dubai Creek Tower — the planned 928-metre global landmark, twice the height of Burj Khalifa, within the community
• Ras Al Khor Wildlife Sanctuary — adjacent to the community, home to tens of thousands of flamingos and migratory birds
• Creek Beach Urban Beach (2,300 ft) — AEON’s exclusive private beach directly accessible from the building
• Waterfront promenade along Dubai Creek Canal
• Water taxi to Downtown Dubai — direct marine transit from the community’s ferry terminal
• Four metro stations serving Dubai Creek Harbour via the integrated transport network
• Dubai Festival City, Dubai International Airport, and Business Bay all accessible within 15–20 minutes
• Deira International School, Universal American School — within 15-minute drive
• Nad Al Hamar Health Center, Rashidiya Medical Fitness Center — within 15 minutes

The View — Creek and Skyline from Floors 10–15

The unit faces the Dubai Creek Canal and the broader Dubai city skyline — the defining view combination of the Dubai Creek Harbour master development. Floors 10 to 15 in AEON’s two-tower configuration sit at the mid-range elevation — sufficient to clear the podium and lower residential floors and deliver the Creek Canal on one axis and the Dubai skyline receding toward Downtown on the other. This is not a generic “city view”: the Dubai Creek Canal is an active, historically resonant waterway with the Ras Al Khor Wildlife Sanctuary’s flamingo habitat visible to the south and the future Dubai Creek Tower’s construction axis to the north. The visual environment from these floors is one of the most distinctive in Dubai — natural and urban simultaneously, which is the specific lifestyle proposition of Dubai Creek Harbour and the primary reason the community commands a premium over purely urban waterfront developments. The balcony, described by Emaar as expansive and panoramic, amplifies this view into the apartment’s primary outdoor living space.

Amenities at AEON

• 2,300 ft Urban Beach — exclusive private beach for AEON residents, Creek Beach district
• Waterfront promenade — direct access to Dubai Creek Canal boardwalk
• Sky infinity pool — panoramic Creek and skyline views from the pool deck
• Wellness hubs with spa — full spa and wellness facilities within the building
• Fully equipped gymnasium and fitness centre
• Cycling and jogging track
• Skate park
• Sports courts (multiple types)
• Game rooms and recreation spaces
• Work/study pods and conference/event rooms
• Adventure zone and children’s playgrounds
• Landscaped gardens with water features
• Covered underground parking with EV charging ports and bicycle parking
• 24-hour security system with CCTV
• High-speed lifts with smart access
• LEED-certified sustainability features throughout
• Solar photovoltaic, water conservation, and smart energy systems
• Pet-friendly building

Layout and Floor Plan

The 1-bedroom apartment at 763 sq ft sits within the 1BR range of 762–992 sq ft at AEON. The layout features an open-plan living and dining area with expansive windows and balcony access for Creek and skyline views, a kitchen, a laundry room, a master bedroom, and a bathroom with quality sanitary ware. The balcony is designed to function as an outdoor living space rather than a viewing ledge — Emaar’s standard for Creek Beach product. Covered parking is included per unit. The exact unit number, specific floor within 10–15, and the detailed floor plan are available on request from DistressPropertyFinder.com.

Payment Plan — The 13.3% Discount Explained

• Emaar 10/80/10 Plan: 10% booking, 80% staged during construction, 10% at April 2028 handover
• Original Emaar Developer Price (approx.): ~AED 1,752,888
• 4% DLD Paid by Seller at Purchase: ~AED 70,116
• Seller’s Total Documented Cost: AED 1,823,004
• Distress Asking Price: AED 1,580,000
• Discount vs Seller’s All-In Cost: AED 243,004 (13.3%)
• New Buyer’s DLD (4%): AED 63,200
• Trustee / Conveyancing: ~AED 4,200
• Buyer Agency Fee (2%): AED 31,600
• Transfer-Stage All-In: ~AED 1,679,000
• Remaining Emaar Instalments: Confirmed from seller’s SPA within 24 hours

The 13.3% discount is calculated against the seller’s total all-in cost of AED 1,823,004 — including both the original Emaar price (~AED 1,752,888) and the 4% DLD fee paid at purchase (~AED 70,116). The seller absorbs the entire AED 243,004 gap — the buyer captures it as equity at DLD registration. On resale, the buyer assumes the seller’s Emaar SPA and the remaining 10/80/10 schedule. The exact amounts paid and the remaining instalment schedule are confirmed from the seller’s payment records within 24 hours of enquiry.

Location and Connectivity

• Crossroads of Al Jaddaf and Festival City — Creek Beach, Dubai Creek Harbour
• Ras Al Khor Road (E44): 10-minute drive
• Nad Al Hamar Road (D62): Direct community access
• Dubai International Airport (DXB): ~12–15 km (12–15-minute drive)
• Business Bay / DIFC: ~18 minutes
• Downtown Dubai / Burj Khalifa: ~15–18 minutes (also accessible by water taxi)
• Dubai Festival City: ~5 minutes
• Dubai Mall: ~19 minutes
• Creek Metro Station (Red Line): ~18-minute drive
• Dubai Creek Harbour Ferry Station: ~10 minutes — CR9 and CR11 ferries to city centre
• Water Taxi to Downtown Dubai: Available — direct marine transit
• 4 Metro Stations: Serving the wider Dubai Creek Harbour community

Why This AEON 1BR at AED 1,580,000 Is a Compelling Investment

• AED 243,004 (13.3%) below seller’s total documented cost: The seller paid AED 1,823,004 — the buyer acquires the same unit for AED 1,580,000. Every dirham of the AED 243,004 gap becomes the buyer’s equity at the moment of DLD transfer.
• AED 2,071/sqft vs DCH market average of AED 2,400/sqft: A structural gap of AED 329/sqft. On 763 sqft, this is approximately AED 251,027 of unrealised market value relative to the community average.
• Creek + skyline view — DCH’s premium orientation: Creek-facing units consistently command above-average rents and fastest occupancy within Dubai Creek Harbour. This is the orientation that defines the community’s lifestyle proposition.
• 262-unit boutique development — not a mass-market tower: AEON’s two-tower, 262-unit scale creates a low-density, boutique residential environment with corresponding scarcity value and stronger resale liquidity than larger Dubai Creek Harbour towers.
• LEED-certified, solar PV, eco-innovation: Sustainability credentials support long-term premium positioning for the HNW and corporate tenant segments that increasingly prioritise ESG in their accommodation choices.
• Emaar master developer — controls the island: As both the community master developer and AEON tower developer, Emaar has total control over delivery, infrastructure, and community quality — the most robust execution guarantee available in Dubai real estate.
• Dubai Creek Tower — the community’s coming landmark: The 928-metre Creek Tower, once complete, will transform Dubai Creek Harbour’s global name recognition in the same way the Burj Khalifa transformed Downtown Dubai — with a corresponding step-change in property values for existing residents.
• DCH gross yields 6–7.5%; projected 5.7–7.6% at AED 1,580,000: 1BR apartments in Dubai Creek Harbour achieve AED 90,000–120,000+ annual rents. At the distress price of AED 1,580,000, this projects a gross yield of 5.7–7.6% — above the community benchmark of 6.7% cited for DCH 1BR units.

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