This is a podium-level corner retail unit in Samana Barari Lagoons, Majan, offered at a notable 22.8% discount to its original price. The current asking price is AED 1,699,000, compared to a reference price of AED 2,200,000, equating to AED 1,920 per square foot for a total area of 885 sq.ft. The unit is scheduled for handover in Q1 2028, providing a medium-term off-plan investment horizon. The payment structure includes AED 556,208 due on transfer, with a remaining payment plan of AED 1,268,376, bringing the total buyer cost to AED 1,824,584. This pricing positions the asset well below recent transaction benchmarks in the project, offering an immediate margin for investors seeking value entry into a new community retail environment. The deal thesis centres on capitalising on the area’s ongoing development, future population growth, and the scarcity of corner retail positions within new mixed-use projects.
SAMANA BARARI LAGOONS · MajanSamana · Majan
DISTRESS DEAL: CORNER RETAIL UNIT IN SAMANA BARARI LAGOONS
- Unit
- CORNER RETAIL UNIT
- Size
- 885 sq.ft
- Developer
- Samana
- Handover
- Q1 2028
The discount is measured against the original price + DLD recorded for this unit, not against a valuation.
Available when we last checked on 17 September 2026. The asking price shown is the one published when the listing was added on 23 July 2026, 56 days before that check, and it is not re-checked against the market automatically. Confirm availability and price with us before you act on it.
On this page
Quick navigation
The numbers
Payment breakdown
- Payment to sellerAED 430,624
- DLD Transfer fee (4% of OP + 40 AED)AED 84,655
- DLD Registration Trustee fee + 5%VATAED 5,250
- Buyer's agent comission 2% + 5%VATAED 35,679
- Total on transferAED 556,208
55 scheduled payments · AED 1,268,376
- 04-08-2026AED 211,393
- 04-02-2027AED 211,393
- 04-08-2027AED 126,836
- 04-02-2028AED 126,836
- 04-05-2028AED 63,418
- 04-06-2028AED 10,570
- 04-07-2028AED 10,570
- 04-08-2028AED 10,570
- 04-09-2028AED 10,570
- 04-10-2028AED 10,570
- 04-11-2028AED 10,570
- 04-12-2028AED 10,570
- 04-01-2029AED 10,570
- 04-02-2029AED 10,570
- 04-03-2029AED 10,570
- 04-04-2029AED 10,570
- 04-05-2029AED 10,570
- 04-06-2029AED 10,570
- 04-07-2029AED 10,570
- 04-08-2029AED 10,570
- 04-09-2029AED 10,570
- 04-10-2029AED 10,570
- 04-11-2029AED 10,570
- 04-12-2029AED 10,570
- 04-01-2030AED 10,570
- 04-02-2030AED 10,570
- 04-03-2030AED 10,570
- 04-04-2030AED 10,570
- 04-05-2030AED 10,570
- 04-06-2030AED 10,570
- 04-07-2030AED 10,570
- 04-08-2030AED 10,570
- 04-09-2030AED 10,570
- 04-10-2030AED 10,570
- 04-11-2030AED 10,570
- 04-12-2030AED 10,570
- 04-01-2031AED 10,570
- 04-02-2031AED 10,570
- 04-03-2031AED 10,570
- 04-04-2031AED 10,570
- 04-05-2031AED 10,570
- 04-06-2031AED 10,570
- 04-07-2031AED 10,570
- 04-08-2031AED 10,570
- 04-09-2031AED 10,570
- 04-10-2031AED 10,570
- 04-11-2031AED 10,570
- 04-12-2031AED 10,570
- 04-01-2032AED 10,570
- 04-02-2032AED 10,570
- 04-03-2032AED 10,570
- 04-04-2032AED 10,570
- 04-05-2032AED 10,570
- 04-06-2032AED 10,570
- 04-07-2032AED 10,570
- Total remaining payment planAED 1,268,376
Ask us to walk through this schedule, or to confirm the current balance with the developer before terms are agreed.
Ask about these termsLayout
Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
Samana Barari Lagoons is situated in Majan, a sub-community within Dubai’s Dubailand corridor. Majan is strategically positioned with direct access to Sheikh Mohammed Bin Zayed Road (E311), facilitating connectivity to key residential and commercial hubs across Dubai. The area is approximately 20 minutes by car from Downtown Dubai and Dubai International Airport, and is well-served by arterial roads linking to Al Barari, Arabian Ranches, and Dubai Silicon Oasis. Public transport options in Majan are developing, with bus routes connecting to major metro stations and neighbouring communities. The project’s location within a growing residential catchment enhances its suitability for retail, as population density and footfall are expected to increase in tandem with the delivery of new residential and commercial stock in the area.
AMENITIES & SURROUNDING
The Samana Barari Lagoons project is designed as a 39-storey mixed-use development, with a focus on wellness and community-centric amenities. Residents and visitors benefit from landscaped walkways, children’s play areas, water features, and green spaces that create a tranquil environment. The building offers a modern gym, swimming pool, sauna, yoga and meditation zones, and an outdoor cinema, all set within lush landscaped grounds. The podium level, where the retail unit is located, is designed to encourage pedestrian activity and community engagement. Surrounding infrastructure in Majan includes local supermarkets, educational institutions, healthcare facilities, and proximity to established communities such as Al Barari and Dubai Land. The area is positioned to benefit from ongoing infrastructure improvements and the continued expansion of retail and leisure offerings as the population grows.
MARKET
From an investment perspective, this retail unit stands out due to its discounted entry price and corner positioning, which typically commands a premium in both rental and resale markets. Recent residential transactions in Samana Barari Lagoons have ranged from AED 1,266 to AED 1,578 per sq.ft for apartments, indicating a healthy appetite for new stock in the project. While direct retail comparables are limited due to the early stage of commercial handovers in Majan, the area’s evolving demographic and the project’s scale suggest strong future demand for convenience retail, F&B, and service-oriented tenants. Liquidity for retail assets in new communities can be variable, with risk factors including the pace of population growth, tenant demand, and broader market cycles. However, the significant discount to original price provides a buffer against short-term volatility and enhances the potential for capital appreciation as the area matures. The buyer profile is likely to include investors seeking medium-term rental yields, end-users establishing a business presence, or those looking for capital gain on resale post-handover.
CONCLUSION
This corner retail opportunity in Samana Barari Lagoons offers a compelling entry point for investors focused on value and long-term growth. The 22.8% discount to the original price, combined with a flexible payment plan and podium-level visibility, positions the asset favourably within the context of Majan’s ongoing development. While there are inherent risks associated with off-plan commercial investments—such as construction timelines and the pace of community occupancy—the fundamentals of location, future footfall, and project amenities support a balanced investment case. For those seeking exposure to Dubai’s expanding retail landscape with a margin of safety, this unit merits close consideration as part of a diversified commercial property portfolio.
Location
SAMANA BARARI LAGOONS — Majan, Dubai
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: CORNER RETAIL UNIT IN SAMANA BARARI LAGOONS behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.
The date this listing was added to our records. The asking price below is the one published then, and was still 56 days old when we last checked this listing on 17 September 2026. It is not re-checked against the market automatically, so confirm it with us before relying on it.
As stated on this listing: the asking price measured against the original purchase price recorded for this unit. It is not a discount to current market value and not a valuation — a unit priced below what it originally sold for may still be at or above what comparable units achieve today. Check the registered comparables before treating the gap as equity. It is not used in any calculation below.
The asking price divided by the stated size. Compare it against registered sales in the same building before deciding whether the asking price is competitive.
As stated on this listing. Rent cannot start before handover, so on an incomplete unit the early years of the schedule below are holding cost only.
Set service charge, maintenance & management, vacancy allowance above to see cash back — until then this figure would be assuming zero for them.
ROI and IRR are calculated on this figure: the price plus every cost of getting the keys.
No rental evidence is held for this unit. The rent figure is yours to set — we have not assumed one. Until you enter a gross annual rent, the yield, ROI/ROE and IRR figures reflect capital movement and costs only.
Figures marked “—” need service charge, maintenance & management, vacancy allowance entered above — we do not compute them on an assumed zero.
Cash-flow schedule — the 5-year figures the IRR is solved from (incomplete, see note)
| Year | Net operating income | Sale proceeds, net | Net cash flow |
|---|---|---|---|
| 0 · today | — | — | −AED 1,802,639 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 1,663,321 | AED 1,663,321 |
| Years 1–5 | AED 0 | AED 1,663,321 | AED 1,663,321 |
| Less the year-0 outflow of AED 1,802,639 → total profit | −AED 139,318 | ||
Exit at year 5: illustrative sale price AED 1,699,000 less selling costs AED 35,679 = AED 1,663,321 net. The final column is the schedule the IRR is solved from. Rent is held flat in nominal terms — the rent-growth field is at 0% — as is the service charge, so no inflation is assumed on either side. This audit table is arithmetic, so every row must resolve to a number — but service charge, maintenance & management, vacancy allowance are not set above, and the figures here currently assume zero for them. Nothing on this table should be read as a result until you set them; the headline tiles above withhold theirs for exactly this reason.
Sensitivity — the same purchase at −5% to +5% exit growth
| Exit growth | Exit price | Total profit | ROI | IRR |
|---|---|---|---|---|
| −5% p.a. | AED 1.31M | — | — | — |
| −3% p.a. | AED 1.46M | — | — | — |
| 0% p.a.your figure | AED 1.70M | — | — | — |
| 3% p.a. | AED 1.97M | — | — | — |
| 5% p.a. | AED 2.17M | — | — | — |
Each row re-runs the whole model with only the exit growth rate changed, over the same 5-year hold. The 0% and negative rows are not a worst case — they are simply what the same purchase returns if prices do not rise. Dubai prices have fallen in the past and can fall again. The return columns are shown as “—” until a gross annual rent is set; the total profit column reflects capital movement, purchase and sale costs and the service charge only.
Method
- Handover
- The date the unit is handed over, set in quarters from purchase. Gross rent, the vacancy allowance, maintenance and management, and the service charge all start there and not before — an unbuilt unit cannot be let and is not billed. The year handover falls in gets the exact fraction it is entitled to, not a rounded whole year. Capital growth is not treated this way: it compounds from today across the whole hold, because an off-plan unit can be sold before it completes. Where the holding period ends before handover, there is no operating income anywhere in the schedule and the whole return is capital movement less costs.
- Gross yield
- Gross annual rent ÷ purchase price. Before every cost. Where handover is in the future this is a stabilised full year from handover — a rate on the price, not a figure reduced by the construction period. The schedule shows what each year actually books.
- Net yield
- (Rent collected after the vacancy allowance − maintenance and management − service charge) ÷ purchase price. Stabilised on the same basis as the gross yield.
- Rent growth
- Compound annual movement in gross rent, applied from handover and stepping at each anniversary of it, which is when a tenancy renews. It may be negative. It does not touch the service charge, which is held flat in nominal terms.
- ROI
- Total profit over the whole hold ÷ total cash invested (price + all acquisition costs). Unlevered. Not an annual rate.
- ROE
- Total profit over the whole hold ÷ equity contributed (deposit + all acquisition and finance costs), after debt service. Levered. Not an annual rate.
- Cash-on-cash return
- Year-one operating cash flow, after debt service where there is a mortgage, ÷ cash invested. Reported separately from ROI/ROE and never merged with it. Year one means the first year of the schedule as it stands: where that year falls before handover it carries no rent, so on a mortgaged off-plan purchase the figure is negative — that is the year you fund out of pocket, and it is shown rather than smoothed away.
- IRR
- The annualised rate that discounts the dated cash-flow schedule above to a net present value of zero, solved numerically. Where the schedule has no sign change, or the solver does not converge on a single meaningful rate, we print “—” rather than substitute a simpler annualised-return figure.
Email my results
We’ll send this scenario — your assumptions and the figures they produce — to your inbox.
Set service charge, maintenance & management, vacancy allowance above and we can email you this scenario. Until then every headline figure reads “—”, because the model would otherwise be assuming zero for them — and we publish no figure for them.
An illustrative model, not a forecast, a valuation, an offer or investment advice. Every figure is generated from the assumptions on this page — some yours, the rest stated defaults, not promises. Rents, service charges, fees, vacancy, handover dates, financing terms and sale prices vary by unit and over time; past prices are not a guide to future prices. Returns are not guaranteed and capital is at risk.
Mortgage availability, loan-to-value, rate and term are subject to lender criteria and underwriting; nothing here indicates that finance will be offered. Figures exclude any tax payable in your country of residence — take independent financial, tax and legal advice before committing. Mitchell's Commercial Real Estate is a trading brand; the RERA-licensed broker is Stephen James Mitchell, BRN 68593.
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