Distress Deal

DISTRESS DEAL: 1-BR IN LAGOON VIEWS

Asking PriceAED 1,230,000

Below Original Price7.7%

Size808 sq.ft

Bedrooms1

Price / Sq.FtAED 1,522

HandoverQ2 2027

Sold

Listed 14 March 2026Status confirmed 3 August 2026

This unit has sold and is no longer available. The page is kept as a record of a deal we transacted. Every figure on it — the asking price, the discount to original price and the payment schedule — is the position as listed on 14 March 2026 and is historic. It is not an indication of what the same unit, or a comparable one, would cost today.

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The numbers

Payment breakdown

UNIT PRICE

AED 1,230,000

PAYMENTS ON TRANSFER

1. Payment to seller	AED 576,180
2. DLD Transfer fee 4% + 40 AED	AED 49,240
3. DLD Registration Trustee fee + 5% VAT	AED 5,250
4. Buyer's agent commission 2% + 5% VAT	AED 25,830

PAYMENT PLAN SCHEDULE

17-MAR-2026	AED 12,820
17-APR-2026	AED 12,820
17-MAY-2026	AED 102,560
17-JUN-2026	AED 12,820
17-JUL-2026	AED 12,820
17-AUG-2026	AED 12,820
17-SEP-2026	AED 12,820
17-OCT-2026	AED 12,820
17-NOV-2026	AED 12,820
17-DEC-2026	AED 12,820
17-JAN-2027	AED 12,820
17-FEB-2027	AED 102,560
17-MAR-2027	AED 12,820
17-APR-2027	AED 12,820
17-MAY-2027	AED 12,820
On 80% of building Completion	AED 12,820
On 90% of building Completion	AED 12,820
On Completion	AED 256,400

SUMMARY

Total on Transfer	AED 656,500
Total remaining Payment Plan	AED 653,820
TOTAL COST FOR BUYER	AED 1,310,320

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Distress Deal

PROJECT DESCRIPTION

OVERVIEW

This 1-bedroom apartment in Lagoon Views 12, Tower C, Damac Lagoons, is offered as a distress deal at AED 1,230,000. The original price was AED 1,333,280, reflecting a 7.7% discount to the initial launch basis. At 808 sq.ft, the entry price equates to approximately AED 1,522 per sq.ft, which positions it below several recent off-plan transactions in the wider Lagoon Views cluster, where comparable 1-bedroom units have transacted between AED 1,587 and AED 1,686 per sq.ft. The apartment is scheduled for completion in Q2 2027, and is being sold on a structured payment plan with a split between upfront and staged payments through to handover. The immediate investment thesis is a below-launch entry into a waterfront masterplan, with the buyer taking a position in a new-build, Mediterranean-inspired community before final handover. This is not a ready asset, but the pricing and payment structure are designed to appeal to investors seeking capital appreciation or future rental yield in a maturing submarket.

LOCATION & TRANSPORT

Lagoon Views is part of Damac Lagoons, a large-scale, masterplanned community located at the intersection of Hessa Street (D61) and Sheikh Zayed Bin Hamdan Al Nahyan Street (D54) in Al Hebiah Fifth. The area is positioned on the western edge of Dubai, offering access to both established and emerging residential corridors. While public transport options are still developing, the community is primarily car-oriented, with direct road links to Dubai Sports City, Motor City, and Jumeirah Village Circle. For investors, the location appeals to tenants and end-users seeking a resort-style environment within reach of key employment and leisure districts. The proximity to major highways supports future resale and rental liquidity, though the area’s ongoing development means some construction activity and infrastructure rollout should be expected through the handover period.

AMENITIES & SURROUNDING

Lagoon Views is designed around a central lagoon, with 22 mid-rise buildings featuring Mediterranean-inspired architecture, landscaped gardens, and water features. The project’s amenity offering is extensive, including a beach club, pool bar with floating pods, tapas lounge, glow lounge, and event spaces for music festivals and foam parties. Residents will have access to outdoor swimming pools, fitness facilities, and themed gardens such as an olive tree garden and 'beauty hills.' The wider Damac Lagoons community is planned with retail, dining, and leisure infrastructure, though much of this will be delivered in phases as the area matures. The project’s design focuses on light-filled interiors, neutral palettes, and a blend of indoor and outdoor living, aiming to create a relaxed, coastal-inspired lifestyle. For investors, the amenity depth is a key differentiator, supporting both end-user appeal and future rental demand.

MARKET

The current entry price of AED 1,522 per sq.ft for this unit is below several recent off-plan transactions in Lagoon Views, where 1-bedroom apartments have sold between AED 1,587 and AED 1,686 per sq.ft. This positions the deal as a discount to both launch and recent resale activity, though the market for off-plan units in Damac Lagoons remains in its growth phase. The buyer profile is likely to be a mix of investors seeking capital appreciation and end-users attracted by the waterfront lifestyle and payment plan flexibility. Rentability will depend on the pace of community completion and the delivery of promised amenities, while liquidity will be influenced by overall market sentiment and the absorption of new supply in the area. Key risk points include construction timelines, service charge levels, and the competitive landscape as multiple phases are delivered. However, the below-market entry and payment structure provide a degree of downside protection versus headline launch pricing.

CONCLUSION

For investors considering Damac Lagoons, this 1-bedroom distress deal in Lagoon Views 12 offers a pragmatic entry into a waterfront masterplan at a visible discount to both original and recent transaction levels. The payment plan structure allows for staged capital deployment, and the amenity-rich environment is likely to support future rental and resale demand as the community matures. The main considerations are the off-plan nature of the asset, the timeline to completion, and the need to monitor service charges and ongoing area development. If those factors align with the investor’s risk profile, the case is a straightforward one: a discounted entry into a branded, amenity-driven submarket, with the potential for capital appreciation and future yield as Damac Lagoons transitions from construction to a lived-in destination.

Illustrative model

Scenario modeller

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

Purchase

Purchase price

The price you are actually considering.

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.

Nothing to calculate yet

Enter the asking price to run the model.

Every figure recalculates as you type. Use the price you are actually considering.

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.

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

LAGOON VIEWS — Damac Lagoons, Dubai

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