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 2029. 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.
Available
PEACE LAGOONS · Dubailand1 / 2
PEACE LAGOONS · Dubailand1 / 2Peace Home · Dubailand
DISTRESS DEAL: 2-BR WITH POOL IN PEACE LAGOONS
Asking priceAED 1,280,000AED 904 per sq.ft
Original price + DLDAED 1,872,000
DiscountAED 592,00031.6% below original price
- Unit
- 2-BR WITH POOL
- Size
- 1,416 sq.ft
- Developer
- Peace Home
- Handover
- Q1 2029
The discount is measured against the original price + DLD recorded for this unit, not against a valuation.
Available
Listed 13 March 2026Status confirmed 17 September 2026
Available when we last checked on 17 September 2026. The asking price shown is the one published when the listing was added on 13 March 2026, 188 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
Quick navigation
The numbers
Payment breakdown
Total cost for buyerAED 1,384,170The unit price plus the transfer fees and commission — the whole commitment, not the headline.
Unit priceAED 1,280,000
Fees and commissionAED 104,170
Step 01Due at transferAED 488,170Payable when the unit transfers to the buyer.
- Payment to sellerAED 384,000
- DLD Transfer fee (4% of OP + 40 AED)AED 72,040
- DLD Registration Trustee fee + 5% VATAED 5,250
- Buyer's agent commission 2% + 5% VATAED 26,880
- Total on transferAED 488,170
Step 02Payable to Peace Home after transferAED 896,000The balance of the payment plan, which the buyer takes over.
- 30% after 6 monthsAED 384,000
- 40% after 12 monthsAED 512,000
- Total remaining payment planAED 896,000
Ask us to walk through this schedule, or to confirm the current balance with the developer before terms are agreed.
Ask about these termsPhotography
Gallery
Layout
Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
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.
AMENITIES & SURROUNDING
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.
MARKET
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.
CONCLUSION
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.
Location
PEACE LAGOONS — Dubailand, Dubai
Illustrative model
Scenario modeller
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.
Listed
13 March 2026
The date this listing was added to our records. The asking price below is the one published then, and was still 188 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.
Below original price
31.6%
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 904/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 2029
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.
Total cash investedThe purchase price plus every cost of getting the keys. It is the denominator of the ROI, ROE and IRR figures.
AED 1.36M
Price plus every acquisition cost
Illustrative exit price
AED 1.28M
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.
—
Set service charge, maintenance & management, vacancy allowance above
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
Set service charge, maintenance & management, vacancy allowance above to see cash back — until then this figure would be assuming zero for them.
Cash required at completion
Purchase priceAED 1,280,000
DLD transfer fee (4%)AED 51,200
Agency fee (2%)AED 25,600
VAT on agency fee (5%)AED 1,280
Conveyancing, trustee & adminAED 0
Total cash investedAED 1,358,080
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.
Annual operating position
Gross annual rentAED 0
Vacancy allowance (not set)—
Maintenance & management (not set)—
Service charge (1,416 sq ft at a rate not yet set)—
Net operating income—
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 1,358,080 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 1,253,120 | AED 1,253,120 |
| Years 1–5 | AED 0 | AED 1,253,120 | AED 1,253,120 |
| Less the year-0 outflow of AED 1,358,080 → total profit | −AED 104,960 | ||
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. 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 990k | — | — | — |
| −3% p.a. | AED 1.10M | — | — | — |
| 0% p.a.your figure | AED 1.28M | — | — | — |
| 3% p.a. | AED 1.48M | — | — | — |
| 5% p.a. | AED 1.63M | — | — | — |
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.
More deals
The latest distress deals
The most recently listed deals that were still available when we last checked. Sold units are not shown here.
Emaar Beachfront
DISTRESS DEAL: 1-BR IN DAMAC BAY - TOWER C
AED 3,584,880AED 2,800,000Asking price
21.9%Below O.P.
- Price / sq.ft
- AED 3,378
- Developer
- Damac
- Handover
- Q4 2027
Rashid Yachts and Marina
DISTRESS DEAL: 1-BR IN OCEAN POINT - TOWER 2
AED 1,868,764AED 1,536,000Asking price
17.8%Below O.P.
- Price / sq.ft
- AED 1,908
- Developer
- Emaar
Emaar Beachfront
DISTRESS DEAL: 1-BR IN SEAPOINT - TOWER 2
AED 3,065,804AED 2,630,000,Asking price
14.2%Below O.P.
- Size
- 764 sq.ft
- Price / sq.ft
- AED 3,442
- Developer
- Emaar
- Handover
- Q2 2028
Bluewaters Island
DISTRESS DEAL: 2-BR + Maid's IN BLUEWATERS BAY - BUILDING 1
AED 6,362,000AED 5,252,000Asking price
17.4%Below O.P.
- Size
- 1,670 sq.ft
- Price / sq.ft
- AED 3,145
- Developer
- Meraas
- Handover
- Q3 2027
Sobha Hartland II
DISTRESS DEAL: 2-BR IN SKYSCAPE ALTIUS
AED 3,315,430AED 2,700,000Asking price
18.6%Below O.P.
- Size
- 1,268 sq.ft
- Price / sq.ft
- AED 2,129
- Developer
- Sobha
- Handover
- Q4 2028
Emaar Beachfront
DISTRESS DEAL: BULK DEAL - 9 APARTMENTS IN BAYVIEW - TOWER 1
AED 58,416,792AED 47,000,000Asking price
19.5%Below O.P.
- Size
- 10,041 sq.ft
- Price / sq.ft
- AED 4,681
- Developer
- Emaar
- Handover
- Q2 2027
Read next
A discounted unit is bought the same way any other is. The questions are just sharper. These are our own guides and articles on buying from overseas, taking on a resale or an off-plan assignment, and what the purchase costs.
The gold rule under an entry is its length, against the longest piece here.
Guides
How to Buy Dubai Property from Overseas
Power of attorney, attestation country by country, remote AML checks, funding the purchase, and remote signing against a short trip.
How to Buy Ready (Secondary) Property in Dubai
The fixed sequence the Land Department sets for a resale — an agreed Form F, a deposit, a developer NOC and the Trustee Office transfer.
Pre-Handover Assignment (Off-Plan ‘Flipping’) in Dubai: How It Works
Assigning an off-plan unit before handover — the developer NOC and minimum-paid rules, the fees that come off the profit, and when it still loses money.
Off-Plan Payment Plans in Dubai Explained: 10/90, 50/50 and Post-Handover
Construction-linked and post-handover structures, what escrow protects at each stage, and what happens if a later instalment cannot be funded.
NOC (No Objection Certificate) for a Dubai Property Purchase
What the developer’s certificate confirms, how service-charge clearance runs through Mollak, and the usual reasons issuance is delayed.
How to Vet a Dubai Developer Before You Buy
Brochures are marketing; DLD registration, project escrow status and broker licensing are checkable public facts. How to verify all three.
A Due-Diligence Checklist for Buying in Dubai
Who owns the title, whether the unit carries a mortgage or a restriction, and whether its service charges are current. In order, with the tool that verifies each.
The True Cost of Buying Property in Dubai: All Fees Explained
Transfer, trustee office, agency commission, developer NOC and the mortgage costs, each set against the Land Department’s own published figures.
Mortgages for Non-Residents in Dubai
What a genuine non-resident can borrow, as distinct from a UAE-resident expatriate, which banks lend, and how a purchase is completed remotely.
Capital Gains & Property Tax in Dubai: What Investors Actually Pay
What an individual owner is and is not charged here, which transaction cost is the real one, and why your home-country position is a separate question.
Articles
How to Buy a Cancellation Unit in Dubai: Strategic Guide
A cancellation unit is a launch booking the first buyer lost — how they reach the market, and the steps to secure one at launch pricing.
How to Buy Dubai Property During Crisis and Build a Portfolio at Peak Fear
The historical entry points, yields by district, and a contrarian acquisition process for buying when confidence is at its lowest.
Buying a Resale Property in Dubai: Step-by-Step Guide for Investors
The process, the legal steps, the costs and the mortgage options, for residents and international investors alike.
How to Buy Property in Dubai as a Foreign Investor: Step-By-Step Guide
Costs, the legal process, the risks, and how to structure the investment — written for a buyer outside the UAE.
Buying Off-Plan Property in Dubai: Primary Market Guide
The primary market end to end. EOIs, SPAs, payment plans, Oqood, escrow, resales and mortgages.
Residential Mortgages in Dubai: Guide for Expats and Investors
Rates, loan-to-value limits, eligibility, fees and the documents a lender asks for, for residents and investors.