Distress Deal | Five Luxe | 2BR Apartment in JBR | 3.9% price reduction from AED 8.2M Below OP | High Sea View and Palm Jumeirah

• 2 Bedroom Apartment + Private Pool on Balcony — Fully Furnished, Five Holdings, JBR (Jumeirah Beach Residence), Dubai, UAE — Private pool on balcony — unique Five Luxe signature feature.
• 1,603 sqft BUA (148.92 sqm) | 1 Covered Parking | Fully Furnished | High Sea View and Palm Jumeirah View | High Floor
• Asking Price: AED 7,880,000 — AED 320,000 (3.9% price reduction from AED 8.2M) below original price of AED 8,200,000; AED 620,000 below current market value of AED 8,500,000
• Payment status: 100% paid by seller (AED 8,200,000); buyer completes immediate title transfer
• Handover: Ready — Vacant | JBR — Dubai’s original beachfront lifestyle address with 1.7km beach walk, 40 residential towers and 300+ dining and retail outlets

What is this Five Luxe 2BR deal in JBR?

This is a verified motivated-seller distress listing at Five Luxe by Five Holdings in JBR. The seller is exiting at AED 320,000 (3.9% price reduction from AED 8.2M) below the original purchase price of AED 8,200,000, handing the incoming buyer AED 620,000 in immediate paper equity versus the current secondary market value of AED 8,500,000. At AED 4,916/sqft, this 1,603 sqft 2BR enters the JBR market at a price that is AED 387/sqft below the current JBR resale comparable of AED 5,303/sqft — a built-in discount of 7.3% from the moment of signing. JBR recorded 3,800 DLD-registered residential transactions in 2025, up 12% year-on-year, confirming the depth of buyer liquidity that supports any future disposal.

The unit is positioned on High Floor at Five Luxe, delivering High Sea View and Palm Jumeirah View. Fully Furnished specification means the unit requires no additional investment to achieve rental-ready or owner-occupation standard — eliminating an estimated AED 60,000–120,000 in fit-out costs. This is a ready unit — title can be transferred immediately at the Dubai Land Department with no construction waiting period and no handover risk.

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 8,200,000 (100% of the original price) in capital, the seller is crystallising a loss of AED 320,000 rather than holding through the Ready — Vacant handover. For the buyer, this is an entry at AED 4,916/sqft against a JBR resale market of AED 5,303/sqft and new off-plan launches pricing at AED 5,500/sqft — a simultaneous discount to both current resale and future replacement cost that cannot be achieved through any direct developer channel in JBR today.

Five Luxe JBR — Property Specifications

• Project: Five Luxe
• Developer: Five Holdings
• Community: JBR (Jumeirah Beach Residence), Dubai
• Unit Type: 2 Bedroom Apartment + Private Pool on Balcony — Fully Furnished
• BUA: 1,603 sqft (148.92 sqm)
• Bathrooms: 2
• Parking: 1 Covered Space
• Floor: High Floor
• View: High Sea View and Palm Jumeirah View
• Furnishing: Fully Furnished
• Handover: Ready — Vacant
• Ownership Type: Freehold — Open to All Nationalities
• Listing Reference: FIVE-LUXE-JBR-2BR-POOL-READY-DISTRESS-001

Payment Plan Breakdown — What the Buyer Takes Over

• Total Paid by Seller (100%): AED 8,200,000 — seller has fully satisfied all original payment obligations to Five Holdings
• Buyer Pays Seller at DLD Transfer: AED 7,880,000 — full agreed selling price paid at Dubai Land Department registration
• DLD Registration Fee (4%): AED 315,200 — mandatory property transfer fee paid by buyer directly to DLD
• Trustee and Conveyancing Fee: approx. AED 4,000–5,500 — standard DLD trustee administrative fee
• TOTAL ALL-IN BUYER COST: AED 8,200,200 (purchase price + DLD + trustee). Zero agent fee for buyer.

For this ready unit, the transaction proceeds as a standard Dubai Land Department title transfer. The seller obtains a No Objection Certificate (NOC) from Five Holdings; both parties execute a Memorandum of Understanding (MOU) with a 10% escrow deposit of AED 788,000; both parties or their authorised agents attend DLD to register the title deed transfer; the buyer pays the DLD fee of AED 315,200 (4% of selling price) directly to the regulator. The full process from MOU to title registration takes 7–21 days. DistressPropertyFinder.com manages the end-to-end transaction.

Pricing Analysis — Why This is a Deal in 2026

• Original Purchase Price (OP): AED 8,200,000
• DLD Registration Fee (4%): AED 315,200
• Total Original Cost (OP + DLD): AED 8,515,200
• Seller’s Asking Price: AED 7,880,000
• Seller’s Loss vs OP: AED 320,000 (3.9% price reduction from AED 8.2M) — genuine cash loss, not a paper adjustment
• Current JBR Market Value: AED 8,500,000
• Buyer’s Day-One Unrealised Equity: AED 620,000 (7.9% of acquisition price)
• This Listing — Price per Sqft: AED 4,916/sqft
• JBR Current Resale Market — Price per Sqft: AED 5,303/sqft (source: Five Luxe 2BR high floor private pool current market)
• New Off-Plan Launches in JBR (2025–2026): AED 5,500+/sqft
• Estimated Gross Rental Yield at Asking Price: 4.8%–7.0% p.a.
• Estimated Annual Rent (Mid-Range): AED 440,000/yr
• Estimated Annual Service Charge: AED 55,000/yr
• Total All-In Acquisition Cost (Price + DLD): AED 8,195,200
• Agent Fee for Buyer: Zero

At AED 4,916/sqft, this unit sits AED 387/sqft (7.3%) below the current JBR secondary market average and AED 584/sqft below comparable new off-plan launches — meaning any buyer entering through a developer channel today would pay materially more for an equivalent JBR address with a 2–3 year construction wait and no existing owner discount. At a gross rental yield of 5.6% on the mid-range annual rent estimate of AED 440,000, this unit provides AED 385,000/yr net of service charges on a day-one basis — before any capital appreciation across the Ready — Vacant hold period is factored in.

JBR Location — Why This Community Matters

Jumeirah Beach Residence (JBR) is Dubai’s original beachfront lifestyle community — 1.7 km of pedestrian beach walk, 40 residential towers and 300+ restaurants and shops. Five Luxe is the most recent hotel-branded residential completion in JBR, developed by Five Holdings with private pools on balconies and hotel-managed services. Completed and occupied, the unit is ready for immediate tenancy or owner occupation.

JBR is served by the JBR Tram (F1 line) connecting to Dubai Marina Metro Station (Red Line). The Beach JBR retail complex is adjacent. Palm Jumeirah is 10 minutes by tram or car. Sheikh Zayed Road is accessible via the JBR interchange.

2BR furnished apartments with sea and Palm views and private pools in JBR’s most premium buildings command AED 350,000-550,000/yr in annual leases. Five Luxe hotel-branded units achieve short-term rates of AED 1,800-3,500/night during peak season. At AED 7,880,000, an annual furnished rent of AED 420,000 equates to 5.3% gross yield — with potential to exceed 7% via short-term rental management. Five Holdings manages this directly for owners who opt into the hotel program.

JBR is one of Dubai’s most liquid luxury beachfront markets with 3,800 transactions in 2025. Beachfront branded residences in JBR have demonstrated 8-15% compound annual appreciation since 2020 (Property Monitor data). Five Luxe’s 2024 completion means the unit benefits from new-build pricing without new-build waiting period. Price reduction from AED 8.2M to AED 7.88M represents a motivated seller absorbing a AED 320,000 reduction to achieve immediate exit.

JBR Distances & Connectivity

• JBR Beach: 0.05 km — Beachfront
• The Walk JBR: 0.1 km — Lifestyle & Retail
• Ain Dubai Bluewaters: 2 km — World’s Tallest Ferris Wheel
• Dubai Marina Walk: 1.5 km — Marina Promenade
• Mall of the Emirates: 8 km — Shopping & Entertainment
• Dubai International Airport DXB: 28 km — International Airport
• Burj Khalifa: 18 km — Iconic Landmark
• Palm Jumeirah: 5 km — Iconic Island

Five Luxe — Building & Amenities

• Private Swimming Pool on Balcony — Five Luxe Signature
• Rooftop Hotel Infinity Pool with 360-Degree Sea Views
• Fully Equipped Premium Gymnasium
• 24-Hour Five-Star Hotel Concierge and Security
• Covered Parking (1 Space)
• Kids Pool and Family Pool Area
• Direct JBR Beach Access (50 Metres)
• Hotel-Level Room Service and Housekeeping Available
• In-House Fine Dining and F&B Outlets
• Spa and Wellness Centre
• High-Speed Smart Lifts
• Valet Parking

Who Should Buy This Five Luxe 2BR in JBR?

1. The Capital-Efficient Below-Market Investor: You have been tracking JBR fundamentals and seeking a distress entry below current resale pricing. At AED 4,916/sqft versus market AED 5,303/sqft and new off-plan at AED 5,500/sqft, this unit provides AED 620,000 in day-one unrealised equity — a 7.9% immediate paper return. Your investment begins generating income from day one via Ejari registration.
2. The End-User Buyer or Lifestyle Purchaser: You are currently renting in JBR or a neighbouring community and want to own rather than lease. Typical 2BR rents in JBR range from AED 380,000 to AED 550,000/yr — equating to a mortgage-equivalent buy decision. At AED 8,195,200/yr all-in (including DLD, zero agent fee), ownership of a 1,603 sqft Fully Furnished 2BR with High Sea View and Palm Jumeirah View delivers both lifestyle value and equity accumulation that renting cannot replicate. The unit is ready — you can move in or register an Ejari lease on day one.
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 JBR to diversify your income base. Five Holdings’s brand provides institutional-quality exit liquidity at any future disposal — secondary buyers recognise the developer premium and price accordingly. The AED 620,000 built-in equity provides a meaningful margin of safety against short-term market softening, while the fully furnished specification eliminates fit-out capex and enables immediate income generation. JBR’s 3,800 annual transactions (2025) confirm strong liquidity depth for a future exit at any timeline.

How to Acquire This Five Luxe Unit — Step by Step

1. Express Interest (Day 0): Contact Distress Property Finder quoting listing reference FIVE-LUXE-JBR-2BR-POOL-READY-DISTRESS-001. We share full SPA, all payment receipts (AED 8,200,000 confirmed to Five Holdings), unit floor plan and title deed extract within 24 hours.
2. Documentation Review (Day 1–3): Examine the original SPA with Five Holdings, 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 788,000 is held by a DLD-registered trustee in escrow pending NOC.
4. Obtain Five Holdings NOC (Day 7–17): DistressPropertyFinder.com submits the title transfer application to Five Holdings. NOC is typically issued within 5–10 business days. Developer trustee fee of approximately AED 5,000–6,500 applies.
5. Execute Transfer SPA (Day 15–20): Both parties sign the transfer documentation and the buyer receives the new title deed from Five Holdings.
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 315,200 (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 7,880,000 to the seller at DLD registration. MOU escrow deposit is credited against this amount.
8. Keys and Immediate Occupancy (Post-Transfer): The unit is vacant and ready for immediate occupation or Ejari registration. DistressPropertyFinder.com manages the full process from MOU to title deed.