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The numbers

Payment breakdown

UNIT PRICE

AED 11,300,000

PAYMENTS ON TRANSFER

1. Payment to seller	AED 11,300,000
2. DLD Transfer fee 4% + 40 AED	AED 452,040
3. DLD Registration Trustee fee + 5% VAT	AED 5,250
4. Buyer's agent commission 2% + 5% VAT	AED 237,300

SUMMARY

Total on Transfer	AED 11,994,590
TOTAL COST FOR BUYER	AED 11,994,590

Photography

Gallery

Distress Deal

PROJECT DESCRIPTION

OVERVIEW

Lagoon Views at District One is a mid rise residential building located within The Residences at District One in District One, Meydan One, Meydan, within the wider Mohammed Bin Rashid City development in Dubai, United Arab Emirates. The project forms part of the District One master planned community developed by Meydan Group through its subsidiary District One. The building is designed as a ten storey residential structure and is also referred to as Residence 9 within the community planning framework.

LOCATION & TRANSPORT

The building is situated in District One within the Meydan area of Dubai. Mohammed Bin Rashid City is a large mixed use urban development positioned south of Business Bay and east of the Nad Al Sheba district. The location places Lagoon Views at District One within close driving distance of several established commercial and retail hubs including Downtown Dubai and Business Bay.

AMENITIES & SURROUNDING

The District One development includes a range of internal facilities planned at community level. These consist of landscaped open spaces, parks, walking tracks and cycling routes designed to connect residential clusters. Several adjacent developments contribute additional services and retail infrastructure including shops, supermarkets, restaurants and community leisure areas within nearby districts such as Business Bay and Meydan. Recreational amenities nearby include The Track Meydan Golf club located approximately 3.1 kilometres away, which is part of the Meydan Racecourse complex.

MARKET

The project is being developed by Meydan Group, a government backed development company responsible for a range of projects within the Meydan and Mohammed Bin Rashid City districts. Lagoon Views at District One began construction in April 2022. Government data from the Dubai Land Department indicates that the registered project value is approximately AED 192,165,000. The building forms part of The Residences at District One sub community, which consists primarily of low rise and mid rise apartment buildings located near the District One lagoon and surrounding parkland areas. The development framework includes residential buildings, cycling routes, landscaped gardens and water based recreational infrastructure. Lagoon Views at District One is designed as a ten storey residential building. Within the District One master plan, mid rise structures such as The asking price, discount, size and price per square foot are the core comparison points for buyer review.

CONCLUSION

The project is being developed by Meydan Group, a government backed development company responsible for a range of projects within the Meydan and Mohammed Bin Rashid City districts. Lagoon Views at District One began construction in April 2022. Government data from the Dubai Land Department indicates that the registered project value is approximately AED 192,165,000.

Illustrative model

Scenario modeller

Set your own assumptions and see how DISTRESS DEAL: 4-BR DUPLEX 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 — MBR City, Dubai

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DISTRESS DEAL: 4-BR DUPLEX IN LAGOON VIEWS

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