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Payment breakdown

UNIT PRICE

AED 1,749,000

PAYMENTS ON TRANSFER

Payment to seller	AED 480,624
DLD Transfer fee 4% + 40 AED	AED 70,000
DLD Registration Trustee fee + 5%VAT	AED 5,250
Buyer's agent comission 2% + 5%VAT	AED 36,729

PAYMENT PLAN SCHEDULE

04-08-2026	AED 211,393
04-02-2027	AED 211,393
04-08-2027	AED 126,836
04-02-2028	AED 126,836
04-05-2028	AED 63,418
04-06-2028	AED 10,570
04-07-2028	AED 10,570
04-08-2028	AED 10,570
04-09-2028	AED 10,570
04-10-2028	AED 10,570
04-11-2028	AED 10,570
04-12-2028	AED 10,570
04-01-2029	AED 10,570
04-02-2029	AED 10,570
04-03-2029	AED 10,570
04-04-2029	AED 10,570
04-05-2029	AED 10,570
04-06-2029	AED 10,570
04-07-2029	AED 10,570
04-08-2029	AED 10,570
04-09-2029	AED 10,570
04-10-2029	AED 10,570
04-11-2029	AED 10,570
04-12-2029	AED 10,570
04-01-2030	AED 10,570
04-02-2030	AED 10,570
04-03-2030	AED 10,570
04-04-2030	AED 10,570
04-05-2030	AED 10,570
04-06-2030	AED 10,570
04-07-2030	AED 10,570
04-08-2030	AED 10,570
04-09-2030	AED 10,570
04-10-2030	AED 10,570
04-11-2030	AED 10,570
04-12-2030	AED 10,570
04-01-2031	AED 10,570
04-02-2031	AED 10,570
04-03-2031	AED 10,570
04-04-2031	AED 10,570
04-05-2031	AED 10,570
04-06-2031	AED 10,570
04-07-2031	AED 10,570
04-08-2031	AED 10,570
04-09-2031	AED 10,570
04-10-2031	AED 10,570
04-11-2031	AED 10,570
04-12-2031	AED 10,570
04-01-2032	AED 10,570
04-02-2032	AED 10,570
04-03-2032	AED 10,570
04-04-2032	AED 10,570
04-05-2032	AED 10,570
04-06-2032	AED 10,570
04-07-2032	AED 10,570

SUMMARY

Total on Transfer	AED 592,603
Total remaining Payment Plan	AED 1,268,376
TOTAL COST FOR BUYER	AED 1,860,979

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Distress Deal

PROJECT DESCRIPTION

OVERVIEW

This is a podium-level corner retail unit in Samana Barari Lagoons, Majan, offered at a notable 20.5% discount to its original price. The current asking price is AED 1,749,000, compared to a reference price of AED 2,200,000, equating to AED 1,976 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 592,603 due on transfer, with a remaining payment plan of AED 1,268,376, bringing the total buyer cost to AED 1,860,979. 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.

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 20.5% 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.

Illustrative model

Scenario modeller

Set your own assumptions and see how DISTRESS DEAL: 1-BR IN SAMANA BARARI LAGOONS behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.

Listed

23 July 2026

The date this listing was added to our records. The asking price below is the one published then, and was still 11 days old when we last checked this listing on 3 August 2026. It is not re-checked against the market automatically, so confirm it with us before relying on it.

Below original price

20.5%

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.

Asking price per sq.ft

AED 1,976/sqft

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.

Handover

Q1 2028

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.

Purchase

Purchase price

Seeded from this page — change it to your figure.

Unit size

Drives the service charge only.

Time to handover

Rent and service charge both start here.

Holding & income

Gross annual rent

Your figure — we have not assumed one.

Rent growth

0% holds rent flat. It may be negative.

Vacancy allowance

8% is roughly a month plus re-letting.

Maintenance & management

Letting fees and routine repairs.

Service charge

Replace with the building's own schedule.

Acquisition costs

DLD transfer fee

4% is the Dubai standard.

Agency fee

Buyer-side. 5% VAT added.

Conveyancing, trustee & admin

Trustee, title deed, NOC.

Exit

Holding period

1 to 40 years.

Exit price growth

0% by default: we publish no price forecasts.

Sale agency fee

5% VAT added automatically.

Total cash investedThe purchase price plus every cost of getting the keys. It is the denominator of the ROI, ROE and IRR figures.

AED 1.87M

Price plus every acquisition cost

Illustrative exit price

AED 1.75M

After 5 yr at 0.0% p.a.

Total profit, capital onlyCapital movement over the hold, less every purchase and sale cost and the service charge. It carries no rental income at all, because no rent has been set.

−AED 233k

No rent set — costs and capital only

Net yieldNet operating income (rent collected less management, maintenance and service charge) divided by the purchase price. It cannot be calculated until a gross annual rent is set.

—

Set a gross annual rent

Cash out, and cash back over 5 years

Cash out at t0AED 1,865,689

Cash back, years 1–5AED 1,632,621

Cash back is below cash out on these assumptions: over the whole hold this purchase returns less than it costs. Read the sensitivity table before drawing a conclusion.

Cash required at completion

Purchase priceAED 1,749,000

DLD transfer fee (4%)AED 69,960

Agency fee (2%)AED 34,980

VAT on agency fee (5%)AED 1,749

Conveyancing, trustee & adminAED 10,000

Total cash investedAED 1,865,689

This is the ROI and IRR denominator: the price plus every cost of getting the keys, not the price alone.

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.

Annual operating position

Gross annual rentAED 0

Vacancy allowance (8%)AED 0

Maintenance & managementAED 0

Service charge (885 sq ft at AED 18/sq ft)−AED 15,930

Net operating income−AED 15,930

Cash-flow schedule — the 5-year figures the IRR is solved from

Year	Net operating income	Sale proceeds, net	Net cash flow
0 · today	—	—	−AED 1,865,689
1	−AED 15,930	—	−AED 15,930
2	−AED 15,930	—	−AED 15,930
3	−AED 15,930	—	−AED 15,930
4	−AED 15,930	—	−AED 15,930
5	−AED 15,930	AED 1,712,271	AED 1,696,341
Years 1–5	−AED 79,650	AED 1,712,271	AED 1,632,621
Less the year-0 outflow of AED 1,865,689 → total profit			−AED 233,068

Exit at year 5: illustrative sale price AED 1,749,000 less selling costs AED 36,729 = AED 1,712,271 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.

Sensitivity — the same purchase at −5% to +5% exit growth

Exit growth	Exit price	Total profit	ROI	IRR
−5% p.a.	AED 1.35M	−AED 620k	—	—
−3% p.a.	AED 1.50M	−AED 475k	—	—
0% p.a.your figure	AED 1.75M	−AED 233k	—	—
3% p.a.	AED 2.03M	AED 40k	—	—
5% p.a.	AED 2.23M	AED 240k	—	—

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.

How each figure is calculated

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.

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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 Realty is a trading brand; the RERA-licensed entity is The Luxury Real Estate Brokers LLC.

Location

SAMANA BARARI LAGOONS — Majan, Dubai

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DISTRESS DEAL: 1-BR IN SAMANA BARARI LAGOONS

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