Distress Deal
Available when we last checked on 3 August 2026. The asking price shown is the one published when the listing was added on 21 May 2026, 74 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
The numbers
| UNIT PRICE | AED 850,000 |
| 1. Payment to seller | AED 255,000 |
| 2. DLD Transfer fee 4% + 40 AED | AED 34,040 |
| 3. DLD Registration Trustee fee + 5% VAT | AED 5,250 |
| 4. Buyer's agent commission 2% + 5% VAT | AED 17,850 |
| 30% after 6 months | AED 255,000 |
| 40% after 12 months | AED 340,000 |
| Total on Transfer | AED 312,140 |
| Total remaining Payment Plan | AED 595,000 |
| TOTAL COST FOR BUYER | AED 907,140 |
Photography
Distress Deal
This 1-bedroom apartment in Peace Lagoons, Dubai Land Residence Complex, is offered as a distress deal at AED 850,000. The original price, including DLD fees, was AED 1,040,000, so the current entry point reflects an 18.3% discount, or AED 190,000 below the reference price. With a size of 814 sq.ft, the price per square foot stands at AED 1,044. The unit is positioned on a high floor, with lagoon views and a balcony, and is semi-furnished with built-in appliances, a designer kitchen table, and illuminated wardrobes in the bedroom. Handover is scheduled for Q1 2028, so this is an off-plan position with a payment plan structure. The immediate investment thesis is a below-market entry into a new-build, amenity-led project, with a payment schedule that reduces upfront capital outlay and provides exposure to a maturing residential corridor in Dubai Land.
Peace Lagoons is located in the Dubai Land Residence Complex, specifically in Wadi Al Safa 5. This area is part of the wider Dubai Land master development, which has seen steady infrastructure growth and increasing residential density over recent years. The location offers practical access to key Dubai arterial roads, including Sheikh Mohammed Bin Zayed Road and Al Ain Road, supporting connectivity to Business Bay, Downtown Dubai, and the wider city. Public transport options are still developing, so private car use and ride-hailing services remain the main modes of transport for residents. The area is positioned to benefit from ongoing infrastructure improvements, with new retail, education, and healthcare facilities gradually coming online. For investors, the location’s value is in its balance between affordability and access, appealing to tenants and buyers seeking newer stock without the pricing of prime central districts.
Peace Lagoons is an 18-storey residential building under development by Peace Homes Development. The project is designed to offer a strong amenity profile, including a gymnasium, children’s play area, outdoor cinema, private pools for each apartment, sun loungers, a volleyball court, and yoga and meditation areas. The lagoon pool is a central feature, partially covered by first-floor balconies and enhanced with artificial rain showers. Apartments are finished with Italian ceramics, and the development includes four basement levels for parking. The immediate surroundings are evolving, with new retail and service outlets opening as the area matures. The building’s amenity deck and lagoon concept are positioned to attract residents seeking a lifestyle-oriented environment, while the broader Dubai Land Residence Complex is supported by a growing mix of residential, retail, and leisure infrastructure.
At AED 1,044 per sq.ft, this unit is priced below the most recent Peace Lagoons transactions for studios and two-bedroom units, which have ranged from AED 1,316 to AED 1,952 per sq.ft according to Dubai Land Department records. The discount to original price and the staged payment plan create a lower entry basis compared to current developer and secondary market listings. As an off-plan asset, the main risk is construction and handover timing, with completion scheduled for Q1 2028. The Dubai Land Residence Complex attracts a mix of end-users and investors, with rental demand driven by affordability and new-build appeal. Liquidity is supported by the area’s improving infrastructure and the project’s amenity offering, but investors should be aware that off-plan resale markets can be more volatile, and yields may be sensitive to handover timing and market absorption. The buyer profile is likely to include both rental investors and end-users seeking a new, amenity-rich environment at a lower price point than central Dubai.
This distress deal in Peace Lagoons offers an 18.3% discount to the original price, a payment plan that reduces upfront capital requirements, and exposure to a new-build project in a developing residential corridor. The unit’s high-floor position, lagoon view, and semi-furnished status add to its rental and resale appeal. The main risks are linked to off-plan handover and the pace of area infrastructure development, but the entry price per square foot is competitive against recent transactions in the building. For investors seeking a balance between price, payment flexibility, and amenity-led positioning, this deal provides a practical route into Dubai’s evolving residential market. The case is strongest for buyers comfortable with off-plan risk and looking for a mid-term hold in a project with tangible lifestyle infrastructure and improving connectivity. As always, due diligence on developer track record and service charge expectations is advised before commitment.
Illustrative model
Set your own assumptions and see how DISTRESS DEAL: 1-BR IN PEACE 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 74 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.
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.
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.
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.
| Year | Net operating income | Sale proceeds, net | Net cash flow |
|---|---|---|---|
| 0 · today | — | — | −AED 911,850 |
| 1 | −AED 14,652 | — | −AED 14,652 |
| 2 | −AED 14,652 | — | −AED 14,652 |
| 3 | −AED 14,652 | — | −AED 14,652 |
| 4 | −AED 14,652 | — | −AED 14,652 |
| 5 | −AED 14,652 | AED 832,150 | AED 817,498 |
| Years 1–5 | −AED 73,260 | AED 832,150 | AED 758,890 |
| Less the year-0 outflow of AED 911,850 → total profit | −AED 152,960 | ||
Exit at year 5: illustrative sale price AED 850,000 less selling costs AED 17,850 = AED 832,150 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.
| Exit growth | Exit price | Total profit | ROI | IRR |
|---|---|---|---|---|
| −5% p.a. | AED 658k | −AED 341k | — | — |
| −3% p.a. | AED 730k | −AED 271k | — | — |
| 0% p.a.your figure | AED 850k | −AED 153k | — | — |
| 3% p.a. | AED 985k | −AED 20k | — | — |
| 5% p.a. | AED 1.08M | AED 77k | — | — |
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.
We’ll send this scenario — your assumptions and the figures they produce — to your inbox.
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.
PEACE LAGOONS — Dubailand, Dubai
