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 13 March 2026, 143 days before that check, and it is not re-checked against the market automatically. A listing this old should be treated as indicative — confirm with us that it is still available and still at this price before you act on it.
On this page
The numbers
| UNIT PRICE | AED 1,280,000 |
| 1. Payment to seller | AED 384,000 |
| 2. DLD Transfer fee 4% + 40 AED | AED 51,240 |
| 3. DLD Registration Trustee fee + 5% VAT | AED 5,250 |
| 4. Buyer's agent commission 2% + 5% VAT | AED 26,880 |
| 30% after 6 months | AED 384,000 |
| 40% after 12 months | AED 512,000 |
| Total on Transfer | AED 467,370 |
| Total remaining Payment Plan | AED 896,000 |
| TOTAL COST FOR BUYER | AED 1,363,370 |
Photography
Distress Deal
This 2-BR plus storage apartment in Peace Lagoons is being offered as a Distress Deal at AED 1,280,000. Against the AED 1,872,000 original price, the current pricing shows a 31.6% below O.P. position and a headline saving of AED 592,000. The unit is recorded at 1,416 sq.ft, giving an entry basis of AED 904 per sq.ft, with handover scheduled for Q1 2028. The payment profile is also relevant: the buyer is not simply acquiring a discounted ticket price, but taking over an off-plan position with remaining developer obligations and a defined transfer-cost stack. For an investor, the first read is clear: this is a low-entry, larger-format Dubai Land apartment with private-pool appeal and a meaningful discount to the original basis.
Peace Lagoons sits within Dubai Land Residences Complex, a developing residential district positioned around the wider Dubailand corridor. The location is not a prime waterfront or central-business address, so the investment case needs to be assessed through affordability, space, future community depth and end-user value rather than trophy positioning. Road access into wider Dubai is the key mobility layer, with residents typically relying on private cars, taxis and ride-hailing rather than immediate rail connectivity. The area can appeal to buyers and tenants who prioritise newer stock, larger layouts and lower capital outlay, while still wanting access back toward Al Ain Road, Sheikh Mohammed Bin Zayed Road and surrounding residential catchments.
Peace Lagoons is a Peace Home development with a lagoon-style residential concept. The project positioning is centred on water-inspired communal space, family-oriented residential use and lifestyle facilities that should support day-to-day liveability once the development is complete. The private-pool element gives this particular apartment a stronger lifestyle angle than a standard two-bedroom unit, especially for tenants or end-users who want outdoor amenity attached to the home rather than only shared facilities. Surrounding infrastructure in Dubai Land Residences Complex is still maturing, so investors should think in terms of a developing district rather than a fully stabilised neighbourhood. That creates both risk and upside: amenity depth may improve over time, but near-term demand will remain price-sensitive.
At AED 904 per sq.ft, the unit sits in an accessible band for buyers seeking size and a lower absolute entry point. That matters because Dubai Land inventory competes heavily on affordability, layout efficiency and payment-plan manageability. The 31.6% below O.P. position is large enough to be commercially meaningful, but the buyer still needs to underwrite construction risk, district absorption and the remaining payment schedule. The transfer table indicates AED 384,000 payable to the seller, plus DLD, trustee and buyer-agent costs, with the balance still tied to developer milestones. That structure may suit an investor who wants to control a larger two-bedroom-plus-storage unit today without deploying the full ticket immediately, provided they can carry the remaining instalments comfortably. The important discipline is to treat the headline discount and the payment schedule together: a low entry basis only remains attractive if the buyer has enough liquidity for future calls and does not need to exit before the district has matured.
This is not a prestige-location play; it is a value-led off-plan position where the case rests on size, discount, private-pool differentiation and a low per-square-foot entry basis. The upside is that the buyer gets meaningful space in a developing residential district at a visibly reduced original-price basis. The risks are equally practical: handover timing, district maturity, future competition and payment-plan discipline all need to be checked before committing. For the right investor, the deal is best viewed as a medium-horizon affordability and yield play, with the private-pool feature helping it stand out in a market where many competing units are smaller, more generic or less clearly discounted. The best buyer is therefore patient, payment-plan aware and focused on value creation through completion, tenant demand and future district absorption rather than a quick resale trade after practical handover.
Illustrative model
Set your own assumptions and see how DISTRESS DEAL: 2-BR WITH POOL 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 143 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 1,368,080 |
| 1 | −AED 25,488 | — | −AED 25,488 |
| 2 | −AED 25,488 | — | −AED 25,488 |
| 3 | −AED 25,488 | — | −AED 25,488 |
| 4 | −AED 25,488 | — | −AED 25,488 |
| 5 | −AED 25,488 | AED 1,253,120 | AED 1,227,632 |
| Years 1–5 | −AED 127,440 | AED 1,253,120 | AED 1,125,680 |
| Less the year-0 outflow of AED 1,368,080 → total profit | −AED 242,400 | ||
Exit at year 5: illustrative sale price AED 1,280,000 less selling costs AED 26,880 = AED 1,253,120 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 990k | −AED 526k | — | — |
| −3% p.a. | AED 1.10M | −AED 419k | — | — |
| 0% p.a.your figure | AED 1.28M | −AED 242k | — | — |
| 3% p.a. | AED 1.48M | −AED 43k | — | — |
| 5% p.a. | AED 1.63M | AED 104k | — | — |
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
