EXECUTIVE SUMMARY
Investment Analysis: Distress Deal in Lagoon Views
The subject property is a 4-Bedroom Duplex identified as a distressed asset within the Lagoon Views project. With an asking price of AED 11,300,000 and an original purchase price of AED 11,415,872, the asset is being offered at a 1% discount.
Using the size of 4,989 sq. ft. for evaluation, the property presents a calculated price per sq. ft.:
Price per sq. ft.: AED 2264.77
Capital Appreciation and Yield
Potential investors should consider the asset's price per sq. ft. in comparison to historical or current market data for similar properties in the area, subject to updated market conditions, to assess potential capital appreciation. Additionally, discerning its yield potential requires a parallel review of rental performance metrics within comparable district developments.
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PAYMENT PLAN
UNIT PRICE | AED 11,300,000 |
PAYMENTS ON TRANSFER
1. Payment to seller | AED 11,300,000 |
2. DLD Transfer fee 4% + 40 AED | AED 452,040 |
3. DLD Registration Trustee fee + 5% VAT | AED 5,250 |
4. Buyer's agent commission 2% + 5% VAT | AED 237,300 |
SUMMARY
Total on Transfer | AED 11,994,590 |
TOTAL COST FOR BUYER | AED 11,994,590 |
PROJECT DESCRIPTION
Overview
Lagoon Views at District One is a mid rise residential building located within The Residences at District One in District One, Meydan One, Meydan, within the wider Mohammed Bin Rashid City development in Dubai, United Arab Emirates. The project forms part of the District One master planned community developed by Meydan Group through its subsidiary District One. The building is designed as a ten storey residential structure and is also referred to as Residence 9 within the community planning framework. District One is a large scale residential district situated south east of Downtown Dubai and forms one of the central residential projects within Mohammed Bin Rashid City. The development is designed around landscaped open space, the District One Crystal Lagoon system and a network of internal roadways and pedestrian routes connecting buildings, villas and community facilities.
Developer and Project Data
The project is being developed by Meydan Group, a government backed development company responsible for a range of projects within the Meydan and Mohammed Bin Rashid City districts. Lagoon Views at District One began construction in April 2022. Government data from the Dubai Land Department indicates that the registered project value is approximately AED 192,165,000. The building forms part of The Residences at District One sub community, which consists primarily of low rise and mid rise apartment buildings located near the District One lagoon and surrounding parkland areas. The development framework includes residential buildings, cycling routes, landscaped gardens and water based recreational infrastructure.
Location within Mohammed Bin Rashid City
The building is situated in District One within the Meydan area of Dubai. Mohammed Bin Rashid City is a large mixed use urban development positioned south of Business Bay and east of the Nad Al Sheba district. The location places Lagoon Views at District One within close driving distance of several established commercial and retail hubs including Downtown Dubai and Business Bay. Dubai Mall and the Burj Khalifa district are located roughly ten minutes by car from the community, while Palm Jumeirah is reachable in approximately eighteen minutes and the Burj Al Arab area in roughly sixteen minutes depending on traffic conditions. Dubai International Airport is approximately sixteen minutes away by road, and Al Maktoum International Airport in Dubai South is roughly thirty seven minutes away.
Architectural Profile
Lagoon Views at District One is designed as a ten storey residential building. Within the District One master plan, mid rise structures such as this typically include apartment layouts ranging from one bedroom to larger family units and multi bedroom apartments. The building is integrated into a broader residential cluster that overlooks landscaped areas and elements of the lagoon system that characterises District One. The surrounding community includes pedestrian walkways, cycling tracks and waterfront promenades along the man made lagoon edge. The District One lagoon is one of the defining features of the community and provides artificial beaches and water oriented recreation areas for residents and visitors.
Transport and Road Connectivity
The location offers road connections to several primary arterial routes including Al Khail Road and Ras Al Khor Road, both of which link the Meydan area with Dubai's wider motorway network. Through these connections residents can access Downtown Dubai, Dubai International Financial Centre, Al Quoz and Dubai Marina. Business Bay, one of the principal commercial districts in the city, lies approximately four kilometres from the project and is reachable in under ten minutes in normal traffic conditions. Public transport coverage in the immediate District One area is still evolving as the wider Mohammed Bin Rashid City projects continue to develop, and most travel is currently car based.
Local Infrastructure and Amenities
The District One development includes a range of internal facilities planned at community level. These consist of landscaped open spaces, parks, walking tracks and cycling routes designed to connect residential clusters. Several adjacent developments contribute additional services and retail infrastructure including shops, supermarkets, restaurants and community leisure areas within nearby districts such as Business Bay and Meydan. Recreational amenities nearby include The Track Meydan Golf club located approximately 3.1 kilometres away, which is part of the Meydan Racecourse complex. Residents also have access to parks such as Polo Residence Park and several landscaped spaces in the nearby Azizi Riviera and Sobha Hartland developments.
Education and Schools
Several schools and educational institutions are located within a short driving distance of Lagoon Views at District One. Nearby options include Bilingual French International School in Meydan located approximately 1.7 kilometres away and Clarion School in Al Quoz around 2.6 kilometres away. Additional schools in surrounding districts include Springdales School and Towheed Iranian Boys School. Several institutions within the wider area have government inspection ratings of Very Good or Outstanding, including Jumeirah English Speaking School and GEMS Jumeirah Primary School which are located within a broader commuting radius of Mohammed Bin Rashid City.
Hospitality and Nearby Hotels
The immediate vicinity contains a number of hotels and hospitality venues concentrated primarily in Business Bay and Meydan. The Meydan Hotel located at the Meydan Racecourse complex lies approximately 1.8 kilometres from Lagoon Views at District One and contains restaurants, lounges and recreational facilities open to visitors. Additional hospitality properties in the wider area include Avanti Tower, Oval Tower, Citymax Business Bay and the Grand Millennium Business Bay hotel. These locations provide restaurants, cafes, and nightlife venues that serve residents of nearby residential communities.
Transaction Data and Market Context
Transaction records registered with Dubai Land Department indicate recent sales and mortgage registrations for units within Lagoon Views at District One. Recorded transactions include apartment units ranging from one bedroom layouts to larger three, four and five bedroom apartments. Sale prices recorded in government transaction data have ranged from approximately AED 1,050,000 for a one bedroom unit of around 855 square feet to more than AED 9,600,000 for larger four bedroom apartments exceeding 3,300 square feet. The available government dataset indicates multiple transactions between late 2025 and early 2026 within this building.
Investment Position and Distressed Asset Status
Based on the current offering price relative to comparable recent transactions within Lagoon Views at District One and surrounding District One properties, the subject unit is categorised as a distressed asset. In property terminology a distressed asset refers to a unit that is being marketed at a price materially below prevailing market benchmarks or comparable sales data within the same development or micro market. Such pricing can occur due to seller urgency, investor liquidation, financial restructuring, or rapid disposal requirements. The below market pricing position distinguishes this listing from standard listings in the District One apartment inventory where pricing generally follows prevailing transaction averages.
Neighbouring Communities
The building is positioned close to several residential districts within Mohammed Bin Rashid City. Nearby communities include District One villas and residences, the Polo Residence complex, Sobha Hartland, Azizi Riviera and the Business Bay urban district. Downtown Dubai lies roughly 4.6 kilometres away and contains regional landmarks including Burj Khalifa, Dubai Mall and the Dubai Fountain. These neighbouring areas collectively form one of the central residential and mixed use corridors of central Dubai.
Summary
Lagoon Views at District One represents a mid rise residential component within the broader District One section of Mohammed Bin Rashid City. Developed by Meydan Group and launched during the early phases of District One apartment construction, the building occupies a location relatively close to the Downtown Dubai and Business Bay economic centres. The surrounding community includes waterfront infrastructure centred around the District One Lagoon as well as landscaped residential districts, schools and hospitality venues. Transaction records indicate active sales activity across a range of apartment sizes and price levels within the development. The specific unit referenced in this listing is positioned as a distressed asset due to its below market pricing relative to comparable properties within Lagoon Views at District One and surrounding Meydan residential developments.