u/Cphermen

Been analysing Business Bay inventory lately and one unit stood out, both for the numbers and the catches. Sharing the full breakdown because I rarely see honest math on this sub.

The unit: Aykon City Tower B (DAMAC, handed over late 2023). Studio, 427 sqft, high floor, vacant, never lived in.

The math:

• Asking: 830k. DLD data puts the building average for studios around 889k, so entry is below market
• Long-term rents in the tower: 75k–85k (actual signed contracts, not broker projections)
• Service charges: ~11k/year
• Net yield after service charges: roughly 7.7–8.9%
• Liquidity: Aykon City recorded ~384 DLD sale transactions in the last 12 months. That's exit-in-weeks territory, not months

Now the flaws, because nothing yielding 8% is free:

• It's a serviced/hotel-style tower. Some banks are picky with mortgages on these and many units move cash-only. If you're a mortgage buyer, get pre-approval on the specific building before falling in love with the yield
• 17% management fee if you rent through the building's rental pool. That 8.9% becomes ~7.3% real quick. Self-managing avoids it, but then tenant headaches are yours
• Service charges are high per sqft — 11k on 427 sqft is ~26/sqft, nearly double a standard residential tower. Branded amenities aren't free
• 1,200+ units in one tower. When 30 identical studios hit the rental market at once, you compete on price. Rent softness always hits studios first
• Studios lag on appreciation. 1BRs will out-appreciate this unit. This is a cash-flow play, not a capital-growth play — buy it for the yield or don't buy it
• Business Bay has a heavy handover pipeline through 2026–27. Rents have held so far, but nobody can promise 85k stays 85k
• Marasi Drive at 6pm. If you know, you know

My take: right buy for someone who wants rental income + easy exit and has cash (or verified financing). Wrong buy if you're chasing capital growth or want something "premium" to hold long term.

Posting this because the price per sqft caught my own attention when it landed on my desk.

- Park Lane, Business Bay, mid floor

- 1BR, 359 sqft (compact — closer to a large studio layout, being upfront)

- AED 465,000 = ~1,295/sqft

- Business Bay currently averages ~2,500/sqft on DLD data, so this is roughly half the area average

- Pictures available, title deed verified

Who it makes sense for: first-time buyer who wants a Business Bay address, or an investor — small units in this area rent fast, and at this ticket size the yield math works even with conservative rent.

I'm a Dubai-based agent representing the owner directly on this one, so full disclosure upfront — this is a listing, not a discussion post.

Sharing it here because the numbers are genuinely unusual and I know a few people in this sub have been watching Sun City since launch.

The property:
5BR + maid's townhouse in DAMAC Sun City (near Cherrywoods). One bedroom on the ground floor, which is rare and great for parents or guests. Plot 2,365 sq.ft, BUA 3,352 sq.ft, back-to-back unit. Handover Q1 2028.

The numbers (as per the June 2026 SOA):

• Original price (excl. DLD): AED 3,606,000
• Asking: AED 3,200,000 — that's AED 406K below OP
• On transfer: AED 1,216,700 (38%)
• Remaining with DAMAC: 30% during construction, 25% at handover
• Seller clears all outstanding dues and penalties before transfer

Why below OP: owner needs liquidity and wants a clean, fast exit. It's a genuine distress situation, not a marketing gimmick — the SOA and payment schedule back everything up and I'll share both with anyone serious.

Distress Deal | AED 3.2M | 5BR Townhouse in DAMAC Sun City | Below OP | Near Cherrywoods

Distress Deal | AED 3.2M | 5BR Townhouse in DAMAC Sun City | Below OP | Near Cherrywoods

I’m representing the owner — direct and serious buyers only.

🏡 Property Details • DAMAC Sun City (Near Cherrywoods)

• 5 Bedrooms + Maid’s Room

• 1 Ground Floor Bedroom

• Plot Size: 2,365 sq.ft

• BUA: 3,352 sq.ft

• Back-to-Back Unit

💰 Pricing • Original Price (Excluding DLD): AED 3,606,000

• Selling Price: AED 3,200,000

🔥 AED 406,000 Below Original Price

📅 Handover: Q1 2028

📊 DAMAC SUN CITY – Payment Breakdown

(As per June 2026 SOA)

Total Selling Price: AED 3,200,000

On Transfer: AED 1,216,700 (38.02%)

During Construction: AED 1,081,800 (30%)

At Handover: AED 901,500 (25%)

Seller will clear all outstanding dues and penalties before transfer.

Remaining payment plan with DAMAC: 55%

30% During Construction

25% At Handover

🚨 AED 65M | Fairway Vistas Dubai Hills Estate | Fully Renovated Turnkey Mansion | Golf Course & Burj Khalifa

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One of the finest turnkey villas currently available in Dubai Hills Estate, positioned on a massive corner plot with uninterrupted golf course views and direct Burj Khalifa skyline views.

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🏡 Property Details

• Fairway Vistas, Dubai Hills Estate

• 5 Bedrooms (All En-Suite)

• Dedicated Office (Can Be Converted into a 6th Bedroom)

• BUA: 9,868 sq.ft

• Plot: 16,000 sq.ft Corner Plot

• Fully Furnished with Custom-Made Furniture

• Fully Renovated & Turnkey

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✨ Luxury Features

• Full Golf Course View ⛳

• Direct Burj Khalifa View 🌆

• Master Suite Occupying an Entire Private Wing

• Designer Interiors Throughout

• Floor-to-Ceiling Glass Features

• Premium Custom Furnishings Included

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🏊 Outdoor Living

• 18.5 Meter Temperature-Controlled Swimming Pool

• Temperature-Controlled Jacuzzi

• Expansive Outdoor Entertainment Areas

• Large Corner Plot Offering Exceptional Privacy

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💰 Asking Price: AED 65,000,000

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dm for inquiries

I’m representing the owner — direct and covered deal, serious buyers only.

🏡 Makeen Villas, Al Furjan

• 5 Bedrooms + Maid's Room (All En-Suite)

• BUA: 4,844 sq.ft

• Plot: 6,458 sq.ft

• Vacant on Transfer

✨ Key Features:

• Spacious Open-Plan Living & Dining Areas

• Extended Kitchen

• High-Quality Finishes Throughout

• Floor-to-Ceiling Windows

• Bright & Airy Interior Spaces

• Covered Garage for 2 Cars

• Landscaped Villa Community

📍 Prime Location:

• Walking distance to West Pavilion

• Close to Arbor School

• Easy access to Sheikh Zayed Road & Al Furjan Metro

asking price: AED 8,500,000

Buyer Ready | AED 5.5M Budget | 2BR Burj Khalifa View | St. Regis Downtown / Address Zabeel Tower 1

Serious buyer with mortgage pre-approval in place looking for a 2-bedroom apartment with unobstructed Burj Khalifa views.

Requirements:

• Type: 2 Bedroom Apartment

• Budget: Up to AED 5.5M

• View: Direct, Unobstructed Burj Khalifa View

• Floor: Mid to High Floor

• Buildings:

- St. Regis Downtown Tower 1

- Address Zabeel Tower 1

Buyer Profile:

• Mortgage pre-approved

• Ready to proceed immediately for the right unit

• Looking for genuine seller-motivated opportunities

Direct owners or agents with actual inventory only dm

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I’m representing the owner on this ultra-prime Palm Jumeirah villa — direct and serious inquiries only.

Located on the highly exclusive Frond I with only 16 villas, this custom-built Mediterranean mansion offers one of the rarest combinations of privacy, scale, beachfront living, and Marina skyline views currently available on Palm Jumeirah.

🏡 Property Details:

• 6 Bedrooms

• 8 Bathrooms

• 12,500 sqft BUA

• Large Plot

• Custom-built Mediterranean Design

• Private Infinity Pool

• Direct Beach Access

• Rooftop Entertainment Areas

• Full Sea + Marina Skyline Views

💰 Selling Price: AED 91,500,000

This is a trophy-level Palm Jumeirah property designed for ultra-high-net-worth buyers seeking exclusivity, luxury, and long-term value in Dubai’s most prestigious waterfront community.

Why this villa stands out:

• Rare Frond I positioning

• Only 16 exclusive villas on the frond

• Skyline-facing beachfront orientation

• Large built-up area with entertainment-focused layout

• Strong long-term capital preservation asset

Perfect for:

• Family offices

• International investors

• Luxury end-users

• Ultra-prime Dubai real estate collectors

⚠️ Direct buyers or agents with ready clients only dm

Ultra Luxury Villa | 5BR + Cinema + Gym | Private Pool | Park Facing | AED 31M

This is a massive fully upgraded luxury villa designed for premium end-users looking for privacy, entertainment space, and modern smart-home living.

Property Details:

• 5 En Suite Bedrooms

• Dedicated Study Room

• 7 Well-Appointed Bathrooms

• Plot Size: 11,400 sq.ft

• BUA: 10,122 sq.ft

• Status: Vacant Now

Luxury Features:

• Private Cinema Room 🎬

• Fully Equipped Gym 💪

• Basement Entertainment Level

• Rooftop Terrace with Panoramic Views

• Smart Home Integration

• Floor-to-Ceiling Windows

• High Ceilings Throughout

Outdoor & Layout Highlights:

• Private Swimming Pool

• Landscaped Garden

• Outdoor Lounge Areas

• Single Row Unit

• Direct Park Access & Park View 🌳

Additional Features:

• Maid’s Room with Separate Access

• Driver’s Room with Separate Access

• Covered Parking

💰 Price: AED 31,000,000.

⚠️ Direct buyers or agents with ready clients only DM

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I’m representing the owner — serious buyers only.

Property Details:

• Location: Fortune Tower, JLT Cluster C

• Type: Commercial Office

• Size: 1,067 sq.ft

• Floor: Low Floor

• View: Lake View

• Status: Vacant

• Fully Furnished

• Premium layout

Selling Price: AED 1,750,000

Why this unit stands out:

• Walking distance to DMCC Metro

• Ready-to-use office — no extra fit-out cost

• Ideal for end-users or investors

• Premium corporate setup in a prime JLT cluster

Building Highlights:

• Fortune Tower – 37-storey commercial tower

• Located in JLT Cluster C

• Overlooking Almas West Lake

• High-speed elevators

• 24/7 security

• Surrounded by restaurants, cafés & retail

Perfect opportunity for businesses looking for a fully fitted office near metro in JLT or investors targeting high-demand commercial assets.

Direct buyers or agents with ready clients only

DM for full details / viewing.

Fully Upgraded Luxury Villa | Jumeirah Golf Estates | Lake & Golf Course View | Brand New

I’m representing the owner — serious buyers only.

Property Details:

• Location: Sienna Lakes, Jumeirah Golf Estates

• Type: 5 Bedroom Luxury Villa

• BUA: 7,300 sq.ft

• Condition: Fully Upgraded | Brand New

Layout & Features:

• 5 Spacious Bedrooms

• Study Room

• Maid’s Room

• Private Cinema Room 🎬

• Premium high-end finishes throughout

View & Positioning:

• Direct Lake View

• Overlooking the Golf Course

• Prime, quiet location within the community

This is a rare upgraded villa in one of Dubai’s most prestigious golf communities — perfect for end-users seeking luxury living or investors targeting high-value assets.

Direct buyers or agents with ready clients only

DM for full details, pricing, and private viewing.