1BR DUPLEX DISTRESS | THE STERLING WEST | OMNIYAT | BUSINESS BAY | AED 300K BELOW MARKET | 8% NET ROI

THE BUILDING

The Sterling is a two-tower waterfront development by Omniyat — the Dubai-based ultra-luxury developer behind One Palm, The Opus by Zaha Hadid, ANWA, and Vela. The Sterling sits directly on the Dubai Water Canal in Business Bay, designed as a smaller, more boutique residential offering compared to Omniyat’s larger flagship towers. Two towers — The Sterling West and The Sterling East — share podium amenities and a canal-facing position. Brand-new delivery with active resale market dynamics.

This is Omniyat‘s signature mid-rise product: lower density than the typical Business Bay tower, premium finishes that match the developer’s flagship work, and pricing positioned at the top of the Business Bay 1BR market under normal conditions. A 36% discount against recent transacted prices is not how The Sterling typically trades.

THE LAYOUT

Duplex configuration on 939 sqft built-up area, with the apartment split across two levels. 2 bathrooms across the layout, brand new and unfurnished, allowing the buyer to personalise finishes. Floor-to-ceiling windows with view of the surrounding Business Bay skyline and landmarks within visual range. The duplex layout is uncommon in the 1BR tier across Business Bay — most 1BR inventory is single-floor — which adds typology scarcity to the resale story.

THE LIFESTYLE — WHAT THE STERLING OFFERS

• Swimming pool (shared)
• State-of-the-art gymnasium (shared)
• Sauna
• Outdoor entertaining area
• BBQ area
• Central A/C in all units
• Built-in wardrobes
• Covered parking
• Concierge service
• 24/7 security
• Restaurants and cafes within the development
• View of landmark

LOCATION AND CONNECTIVITY

• Walking distance to Burj Khalifa and Downtown Dubai
• Direct access to Business Bay Metro Station (Red Line)
• 5 minutes to The Dubai Mall
• 10 minutes to DIFC
• 15 minutes to Dubai Marina
• 20 minutes to DXB Airport
• Canal-front position on Marasi Drive
• Walking access to Dubai Water Canal promenade, JW Marriott Marquis hotel district, Business Bay F&B cluster

WHY THIS MATTERS

The Sterling does not normally trade at this discount. Recent transacted prices in the building over the past 6 months range from AED 1.92M to AED 2.5M across 1BR units of similar size — meaning the current asking price of AED 1.6M sits roughly AED 300K to AED 900K below what comparable units have actually closed at, depending on which transaction is used as the benchmark.

For a buyer, the calculation is straightforward. At AED 1.6M acquisition cost and current rental rates in the building (AED 110,000 to AED 180,000/year for 1BR depending on size and finish), the unit produces approximately 8% net yearly return after service charges and operating costs.

That puts it well above the Business Bay 1BR average of 5-6%, and significantly above what newly-purchased units at market price could deliver.

The duplex layout is also unusual at this size tier. Most 1BR inventory in Business Bay is single-floor; a 939 sqft duplex creates visual and functional differentiation that supports resale liquidity later.

This kind of price gap on a brand-new Omniyat-branded unit signals a specific seller situation: liquidity event, partnership exit, or holder needing to clear position fast. Not a market signal — a deal signal.

STATUS

• Ready / brand new unit, no construction or handover risk
• Unfurnished, immediate move-in or lease
• Quick close available
• Buyer pays standard DLD (4% + admin fees) on transaction