Distress Sale — 2BR+Maid Palm Beach Tower 2 Nakheel | AED 5,176,500 | 6.7% Below OP+DLD

2-Bedroom + Maid’s on Floors 17–22, Palm Beach Tower 2, Palm Jumeirah — Full Palm & Burj Al Arab Views

This is a distress sub-sale on a 2-bedroom + maid’s room apartment positioned on floors 17 to 22 in Palm Beach Tower 2 by Nakheel, at the gateway of the iconic Palm Jumeirah, Dubai. The seller’s total acquisition cost — inclusive of the original price and the 4% Dubai Land Department fee — was AED 5,550,000. The distress asking price is AED 5,176,500: a real, all-in saving of AED 373,500 (6.7%) below what the seller paid to own this unit. At 1,764 sq ft with full Palm Jumeirah and Burj Al Arab views from a high floor, and with construction at 69% completion (Nakheel official data, September 2025), this is a near-handover distress opportunity on one of the most recognisable waterfront addresses in global real estate. Q4 2026 handover. The seller is exiting under personal financial pressure — the buyer captures the discount.

Property Highlights

• Project: Palm Beach Towers — Tower 2
• Developer: Nakheel Properties (Dubai Holding)
• Community: Palm Jumeirah, Dubai, UAE
• Location: Trunk entrance of Palm Jumeirah, at the gateway of the island
• Type: 2-Bedroom + Maid’s Room Apartment
• Bedrooms: 2 + Maid’s Room | Bathrooms: 3 (as per Bayut 2BR range)
• Internal Size: 1,764 sq ft
• Floor Range: 17 to 22
• View: Full Palm Jumeirah + Full Burj Al Arab (premium facing unit)
• Balcony: Yes
• Parking: Covered
• Handover: Q4 2026
• Construction Progress: 69% (Nakheel official inspection, September 2025)
• Distress Asking Price: AED 5,176,500
• Seller’s Total Cost (OP + DLD): AED 5,550,000
• Discount vs Seller’s Cost: AED 373,500 (6.7%)
• Price Per Sq Ft (Asking): AED 2,935
• Palm Jumeirah Avg Price/Sqft: AED 3,830
• Developer Payment Plan (inherited): 60/40 — 60% during construction, 40% on handover
• Ownership: Freehold — open to all nationalities
• Palm Jumeirah Apt ROI: ~6.83% (Property Finder market data)

About Palm Beach Towers and Nakheel

Palm Beach Towers is Nakheel’s flagship residential launch at the gateway of Palm Jumeirah — a three-tower, 1,265-unit luxury complex positioned at the entrance of the world’s most famous man-made island. Comprising a Beach Tower, a Central Tower, and a Tubular Tower on a shared 10-storey lifestyle podium, the development offers 1 to 4-bedroom apartments, duplexes, and penthouses, all designed with floor-to-ceiling windows and expansive balconies to maximise the waterfront views. Tower 2 specifically occupies the central tower positioning in the complex — the backbone of the development — and the 2BR units on floors 17 to 22 sit in the elevation sweet spot that clears the podium and lower floors to deliver unobstructed dual views: full Palm Jumeirah to one axis and Burj Al Arab on the other.

Nakheel Properties, now operating under Dubai Holding, is the creator of Palm Jumeirah itself — the world’s largest man-made island covering 560 hectares. As the master developer and the builder of Palm Beach Towers, Nakheel controls both the island infrastructure and the tower delivery timeline — an execution certainty that no third-party developer on Palm Jumeirah can replicate. The 69% construction completion figure (Nakheel official, September 2025) places Q4 2026 handover firmly within the verified construction trajectory. Finishing activities — plastering, flooring, joinery, MEP installations — are actively underway across the towers as of the most recent Nakheel update.

Community and Lifestyle

• Palm Jumeirah Trunk — the island’s most connected and animated residential area
• Palm Jumeirah Monorail Station (5-min walk) — connects to Atlantis at the northern tip and Nakheel Mall at the gateway
• Palm Jumeirah Tram Stop (5-min walk) — direct tram to Dubai Marina and JBR
• Al Khail Metro Station — 3-minute drive, Red Line access
• Nakheel Mall — direct access from the Palm Jumeirah gateway, 350+ stores
• West Beach and Al Ittihad Park — walkable from Palm Beach Towers
• The Pointe and Club Vista Mare — waterfront dining, retail, and entertainment on the Palm
• Atlantis The Palm, Atlantis The Royal, One&Only Royal Mirage, W Dubai — The Palm within the island
• Skydive Dubai — 7 minutes
• JBR Beach — 10 minutes
• Palm Boardwalk — waterfront walking promenade directly accessible

The View — Why Floors 17–22 with Palm + Burj Al Arab Is the Premium Position

The dual view combination from floors 17–22 in Tower 2 is one of the most rarely available orientations in the entire Palm Beach Towers complex. Looking south from the balcony, the full Burj Al Arab silhouette is framed against the horizon — a view that commands a measurable premium at this elevation because the Burj Al Arab is only visible from specific axes and height ranges. Looking east or northeast, the Palm Jumeirah’s iconic frond pattern unfolds below and ahead, with the Arabian Gulf completing the panorama. Neither of these views is available at lower floors (below the podium clearance height) nor from units on less advantageous facing orientations within the tower. The 1,764 sq ft floor plate — at the larger end of the 2BR range at Palm Beach Towers (which runs 1,170–1,775 sq ft) — ensures that the balcony is large enough to function as an outdoor living area, not just a viewing ledge. At AED 2,935/sqft, this unit is priced materially below the Palm Jumeirah apartment market average of AED 3,830/sqft — a gap of AED 895/sqft that is directly attributable to the seller’s distress requirement and is captured in full by the buyer at transfer.

Amenities at Palm Beach Towers

• Direct beachfront access — private beach at the Palm Jumeirah gateway
• Multiple swimming pools (adults’ and children’s)
• Fully equipped gymnasium and fitness centre
• Multi-storey lifestyle podium with retail shops and dining outlets
• Tennis courts and basketball courts
• Jogging and walking tracks
• Landscaped parks and green spaces within the podium
• Covered parking per unit
• High-speed lifts with 24-hour concierge services
• 24-hour security with CCTV
• Maintenance and building management services
• Smart home technology and premium kitchen and bathroom fittings

Layout and Floor Plan

The 2-bedroom + maid’s room configuration at 1,764 sq ft sits at the premium end of the 2BR range at Palm Beach Towers (which extends from 1,170 sq ft to 1,775 sq ft). The layout provides an open-plan living and dining area with floor-to-ceiling windows and balcony access, two master bedrooms each with en-suite bathrooms, a separate maid’s room, a fitted kitchen, and a large balcony with dual Palm Jumeirah and Burj Al Arab views. The maid’s room adds practical family flexibility and a rental premium relative to standard 2BR units without this feature. The exact stack, unit number, and specific orientation within floors 17–22 are available on request from DistressPropertyFinder.com along with the detailed floor plan.

Payment Plan — What the Buyer Assumes

• Nakheel Original Payment Plan: 15% on booking, 45% during construction, 40% at Q4 2026 handover
• Construction Stage on Resale: Buyer assumes remaining Nakheel SPA instalments
• Distress Asking Price (to Seller): AED 5,176,500
• Seller’s Total Cost (OP + DLD, original): AED 5,550,000
• Saving vs Seller’s Cost: AED 373,500 (6.7%)
• New Buyer’s DLD (4%): AED 207,060
• Nakheel NOC Fee: ~AED 5,000
• Trustee / Conveyancing: ~AED 4,200
• Buyer Agency Fee (2%): AED 103,530
• Total Indicative Buyer All-In (transfer stage): ~AED 5,496,290
• Remaining Nakheel Instalments: Confirmed from seller’s SPA — available within 24 hours
• Golden Visa Eligible: Yes — purchase exceeds AED 2M qualifying threshold

Important note on the 6.7% discount structure: The seller purchased at the original Nakheel developer price and additionally paid the 4% DLD transfer fee at the time of their original purchase (this is standard for DLD-registered off-plan contracts). The seller’s total all-in cost was therefore AED 5,550,000. The distress asking price of AED 5,176,500 is 6.7% below that total cost — meaning the seller is absorbing both a loss on the original price and forfeiting the DLD they already paid, purely to exit quickly. For the buyer, this is the most transparent measure of the discount: AED 373,500 of value captured against the seller’s total documented cost.

Location and Connectivity

• Palm Jumeirah Tram Stop (Walk&Ride): 5-minute walk — direct to Dubai Marina, JBR, Jumeirah Lakes Towers
• Palm Jumeirah Monorail Station: 5-minute walk — Palm Gateway to Atlantis, connects to Tram
• Al Khail Metro Station (Red Line): 3-minute drive — connects to Downtown, Business Bay, DIFC
• Nakheel Mall: 5-minute walk — 350+ stores, dining, cinema
• Skydive Dubai: 7 minutes
• Dubai Marina Walk: 9 minutes
• JBR Beach: 10 minutes
• Mall of the Emirates: 10 minutes
• Downtown Dubai / Dubai Mall: 20–25 minutes
• DIFC / Business Bay: 20–25 minutes
• Dubai International Airport (DXB): 25 minutes
• Sheikh Zayed Road (E11): Direct access via Palm Jumeirah trunk bridge

Why This Palm Beach Tower 2 Unit Is a Compelling Buy

• 6.7% below seller’s all-in cost (OP+DLD): AED 373,500 of real documented value absorbed by the seller. The buyer receives an apartment the seller paid AED 5,550,000 for at AED 5,176,500.
• AED 2,935/sqft vs Palm Jumeirah market avg of AED 3,830/sqft: A gap of AED 895/sqft. At 1,764 sqft, this represents approximately AED 1,578,780 of unrealised market value relative to the Palm Jumeirah average.
• Full Palm + Full Burj Al Arab view from floors 17–22: The dual-landmark view at this elevation and orientation is the most premium product configuration within the 2BR category at Palm Beach Towers and a structural driver of both rental premium and resale liquidity.
• 69% construction complete — minimal delivery risk: Nakheel’s official September 2025 data confirms 69% completion. With Q4 2026 handover confirmed and finishing works actively underway, construction risk is essentially resolved.
• Nakheel as both island master developer and tower builder: Nakheel controls Palm Jumeirah’s entire infrastructure and is the tower developer — no third-party delivery risk, no contractor dependency, no infrastructure coordination gap.
• Palm Jumeirah apartment ROI ~6.83%: At AED 5,176,500 with a post-handover rent of AED 250,000–350,000/yr for a furnished 2BR+Maid with views at this spec, gross yield of 4.8–6.8% is projected.
• Maid’s room adds rental and family premium: 2BR+Maid commands a measurable rent premium (typically 5–10%) over standard 2BR without a maid’s room — particularly for the family and corporate tenant segment that dominates Palm Jumeirah’s rental market.
• Palm Jumeirah villa values +41% YoY in early 2025; apartment avg AED 3,830/sqft: The island’s market fundamentals support continued capital appreciation in a supply-constrained luxury location.

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