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Palm JumeirahAED 3,615/sqftDubai Maritime CityAED 3,133/sqftDowntown DubaiAED 2,914/sqftDubai IslandsAED 2,755/sqftDubai Creek HarbourAED 2,567/sqftBusiness BayAED 2,554/sqftDubai MarinaAED 2,495/sqftDubai Hills EstateAED 2,444/sqftJumeirah Lakes TowersAED 2,285/sqftMohammed Bin Rashid CityAED 2,098/sqftAl JaddafAED 2,045/sqftJumeirah Village TriangleAED 1,662/sqftDubai SouthAED 1,647/sqftArjanAED 1,594/sqftJumeirah Village CircleAED 1,502/sqftDubai Sports CityAED 1,330/sqftALL DLD SALES · OFF-PLAN + EXISTINGPalm JumeirahAED 3,615/sqftDubai Maritime CityAED 3,133/sqftDowntown DubaiAED 2,914/sqftDubai IslandsAED 2,755/sqftDubai Creek HarbourAED 2,567/sqftBusiness BayAED 2,554/sqftDubai MarinaAED 2,495/sqftDubai Hills EstateAED 2,444/sqftJumeirah Lakes TowersAED 2,285/sqftMohammed Bin Rashid CityAED 2,098/sqftAl JaddafAED 2,045/sqftJumeirah Village TriangleAED 1,662/sqftDubai SouthAED 1,647/sqftArjanAED 1,594/sqftJumeirah Village CircleAED 1,502/sqftDubai Sports CityAED 1,330/sqftALL DLD SALES · OFF-PLAN + EXISTING
DLD · MEDIAN 12M TO SEP 2026
DISTRESS DEAL: 4-BR IN DAMAC SUN CITY

Distress Deal

DISTRESS DEAL: 4-BR IN DAMAC SUN CITY

Asking PriceAED 2,600,000
Below Original Price14.9%
Size2,319 sq.ft
Bedrooms4
Price / Sq.FtAED 1,121
Available
Listed 17 September 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 17 September 2026, 0 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.

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The numbers

Payment breakdown

UNIT PRICE AED 2,600,000

PAYMENTS ON TRANSFER

Payment to seller AED 897,120
DLD Transfer fee (4% of OP + 40 AED) AED 117,480
Trustee Office Fee AED 5,250
Buyer's Agency Commission (2% + VAT) AED 54,600

PAYMENT PLAN SCHEDULE

Arrears outstanding at 14 July 2026 — two instalments AED 58,720
16 monthly instalments at 1%, to 21 February 2028 AED 469,760
3 milestone instalments at 5% AED 440,400
On completion — 25% AED 734,000

SUMMARY

Total on Transfer AED 1,074,450
Total remaining Payment Plan AED 1,702,880
TOTAL COST FOR BUYER AED 2,777,330

SOURCE

Deal reference Sc9Kt4
Source Mitchell's own listing. Figures from the seller's transaction sheet of 14 July 2026

Layout

Floor plan

Floor plan for DISTRESS DEAL: 4-BR IN DAMAC SUN CITYFloor planView full size

Floor plan

Floor plan for DISTRESS DEAL: 4-BR IN DAMAC SUN CITY

Distress Deal

PROJECT DESCRIPTION

OVERVIEW

This is a four-bedroom middle-unit townhouse in DAMAC Sun City, Dubailand, offered at AED 2,600,000. The seller's transaction sheet records an original price plus the 4% DLD fee of AED 3,053,440, so the asking figure sits AED 453,440, or 14.9%, below original price. The built-up area is 2,319.19 sq.ft, or 215.46 sq.m, arranged over ground plus one floor, which puts the entry basis at AED 1,121 per square foot on built-up area against AED 1,317 originally. Taking the buyer's full commitment of AED 2,777,330 rather than the asking price alone, the all-in basis is AED 1,198 per square foot, a saving of AED 196 per foot against the original rate. The unit type is THSC-M, with a garden and patio, two balconies and two carport parking spaces, and handover is on completion. This is our own listing, not a third-party portal deal.

LOCATION & TRANSPORT

DAMAC Sun City sits in Dubailand between Emirates Road and Al Qudra Road, with Al Maktoum International Airport to the south-west. DAMAC's own brochure states journey times of 15 minutes to Sports City, Motor City and DAMAC Hills, 22 minutes to the Expo 2020 venue, 23 minutes to Al Maktoum International Airport and 28 minutes to Dubai International Airport. Those are the developer's published figures, reproduced as they stand, and we have not independently verified them. The community is closer to Al Maktoum than to Dubai International, which is the orientation of the city's next decade rather than its last. Travel is by car, and there is no metro connection to this part of Dubailand.

AMENITIES & SURROUNDING

The attribute that separates this unit from the rest of its row is its position. It sits in a single row backing directly onto the park, with no townhouse behind it: the rear boundary gives on to the community's green space and recreation areas, reached from the back of the plot rather than by walking round the block. For a middle unit that distinction is material: such a unit is ordinarily bounded on both sides and to the rear by other houses, while this one is bounded to the rear by open landscape, so it holds the price of a middle unit with the outlook and privacy of a plot with nothing built behind it. In our assessment that is among the most sought-after positions in the community. Internally the ground floor carries living, dining, kitchen, storage and one bedroom; the first floor carries the master with en-suite and walk-in closet, two further bedrooms and two balconies. The specific plot position should be confirmed against DAMAC's cluster plan before exchange.

MARKET

The 14.9% reduction is measured against the original price plus the 4% DLD registration fee, which is the basis the seller's sheet publishes. It compares the asking figure with what the first buyer committed; it is not a valuation against current resale evidence, and we have not attached one. The structure is worth reading closely. AED 1,074,450 falls due at transfer, of which AED 897,120 goes to the seller and AED 117,480 is the DLD transfer fee at 4% of the original price plus AED 40. A further AED 1,702,880 remains payable to the developer, ending with 25%, or AED 734,000, on completion. Under 39% of the total falls at transfer and the balance is spread to 2028, which suits a buyer funding from income rather than from a single lump. The arrears figure is as at 14 July 2026 and will have grown; two further instalments fell due on 21 August and 21 September 2026.

CONCLUSION

This suits a family buyer or a long-hold investor who wants a four-bedroom house with a park behind it at a middle-unit price, and who is content to complete in 2028. The position is the part of the proposition that cannot be replicated by a later purchase in the same row. The caution is administrative rather than structural: the arrears must be cleared before DAMAC will issue the NOC to transfer, though whether the seller settles them or the buyer funds them does not change the buyer's total. A current statement of account should be obtained before terms are agreed. Every figure on this page is taken from the seller's transaction sheet of 14 July 2026, which we hold. Contact us for the floor plans, the statement of account and a viewing of the cluster.

Illustrative model

Scenario modeller

Set your own assumptions and see how DISTRESS DEAL: 4-BR IN DAMAC SUN CITY behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.

Listed
17 September 2026

The date this listing was added to our records. The asking price below is the one published then, and was still 0 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
14.9%

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 1,121/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.

Purchase

Seeded from this page — change it to your figure.

Drives the service charge only.

Rent and service charge both start here.

Holding & income

Your figure — we have not assumed one.

0% holds rent flat. It may be negative.

Your figure — we publish none. A month vacant plus re-letting time is roughly 8%, if that fits your building.

Your figure — we publish none. Letting fees and routine repairs.

Your figure — we publish none. Look your building up on Mollak — rates run AED 3 to AED 30+.

Acquisition costs

4% is the Dubai standard.

Buyer-side. 5% VAT added.

Your figure — we publish none. The trustee tariff is tiered and the admin lines vary by office; ask your trustee office for the total, and add your NOC and any legal quote.

Exit

1 to 40 years.

0% by default: we publish no price forecasts.

5% VAT added automatically.

Total cash investedThe purchase price plus every cost of getting the keys. It is the denominator of the ROI, ROE and IRR figures.
AED 2.76M
Price plus every acquisition cost
Illustrative exit price
AED 2.60M
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
Cash out at t0AED 2,758,600
Cash back, years 1–5—

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 2,600,000
DLD transfer fee (4%)AED 104,000
Agency fee (2%)AED 52,000
VAT on agency fee (5%)AED 2,600
Conveyancing, trustee & adminAED 0
Total cash investedAED 2,758,600

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.

Annual operating position
Gross annual rentAED 0
Vacancy allowance (not set)—
Maintenance & management (not set)—
Service charge (2,319 sq ft at AED — not 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)
YearNet operating incomeSale proceeds, netNet cash flow
0 · today——−AED 2,758,600
1AED 0—AED 0
2AED 0—AED 0
3AED 0—AED 0
4AED 0—AED 0
5AED 0AED 2,545,400AED 2,545,400
Years 1–5AED 0AED 2,545,400AED 2,545,400
Less the year-0 outflow of AED 2,758,600 → total profit−AED 213,200

Exit at year 5: illustrative sale price AED 2,600,000 less selling costs AED 54,600 = AED 2,545,400 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 growthExit priceTotal profitROIIRR
−5% p.a.AED 2.01M———
−3% p.a.AED 2.23M———
0% p.a.your figureAED 2.60M———
3% p.a.AED 3.01M———
5% p.a.AED 3.32M———

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.

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.

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.

Location

DAMAC SUN CITY — DAMAC Sun City, Dubai

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