Distress Deal

DISTRESS DEAL: 4-BR IN FIJI 2

Asking PriceAED 2,275,000

Below Original Price6.1%

Size2208 sq.ft

Bedrooms4

Price / Sq.FtAED 1,030

HandoverQ2 2028

Sold

Listed 1 June 2026Status confirmed 3 August 2026

This unit has sold and is no longer available. The page is kept as a record of a deal we transacted. Every figure on it — the asking price, the discount to original price and the payment schedule — is the position as listed on 1 June 2026 and is historic. It is not an indication of what the same unit, or a comparable one, would cost today.

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The numbers

Payment breakdown

UNIT PRICE

AED 2,275,000

PAYMENTS ON TRANSFER

Payment to seller	AED 1,715,800
DLD Transfer fee 4% + 40 AED	AED 91,040
DLD Registration Trustee fee + 5%VAT	AED 5,250
Buyer's agent comission 2% + 5%VAT	AED 47,775

PAYMENT PLAN SCHEDULE

05-JUN-2026	AED 23 300
05-JUL-2026	AED 23 300
05-AUG-2026	AED 23 300
05-SEP-2026	AED 23 300
05-OCT-2026	AED 116 500
05-NOV-2026	AED 23 300
05-DEC-2026	AED 23 300
05-JAN-2027	AED 23 300
05-FEB-2027	AED 23 300
05-MAR-2027	AED 23 300
05-APR-2027	AED 116 500
05-MAY-2027	AED 23 300
05-JUN-2027	AED 23 300
05-JUL-2027	AED 23 300
05-AUG-2027	AED 23 300
05-SEP-2027	AED 23 300

SUMMARY

Total on Transfer	AED 1,859,865
Total remaining Payment Plan	AED 559,200
TOTAL COST FOR BUYER	AED 2,419,065

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Distress Deal

PROJECT DESCRIPTION

OVERVIEW

This 4-bedroom townhouse in Fiji 2, Damac Islands, is offered as a distress deal at AED 2,275,000, reflecting a 6.1% discount from the original price of AED 2,423,200. The built-up area is 2,208 sq.ft, with a plot size of 1,550 sq.ft, resulting in an entry basis of approximately AED 1,030 per sq.ft. The property is semi-furnished and features a G+1 layout, balcony, and dedicated parking. Handover is scheduled for Q2 2028, positioning this as an off-plan acquisition with a payment plan structure. The immediate investment thesis is the below-market entry into a new master-planned island community by Damac, with the pricing notably under recent transaction levels for comparable land and built-up units in the same development. For buyers, the case is a discounted entry into a future waterfront address, with the main value proposition being the combination of developer credibility, community scale, and a visible price advantage at the point of acquisition.

LOCATION & TRANSPORT

Fiji 2 is part of the Damac Islands master community, located in the Al Yelayiss 1 area of Dubai. The broader Damac Islands project is positioned to offer a waterfront lifestyle, with planned access to major Dubai arterial roads. While the area is still under development, future connectivity is expected to be supported by road links to Sheikh Zayed Road and proximity to established districts such as Dubai Marina and Jebel Ali. Public transport options are limited at present, so private vehicles and ride-hailing services will likely form the main transport layer for residents and tenants. As the community matures, infrastructure improvements and additional access points are anticipated, which should enhance both the practical appeal and the long-term value proposition for investors and end-users alike.

AMENITIES & SURROUNDING

Residents of Fiji 2 will have access to a range of amenities shared with the wider Damac Islands community. Planned facilities include an aqua park, infinity and lagoon pools, a lazy river, outdoor fitness areas, calisthenics equipment, paddle boarding, miniature golf, relaxation zones, and market stalls. The master plan is designed to create a resort-style environment, with landscaped public spaces and recreational offerings that support both family living and leisure-oriented lifestyles. As the project is still in the planning and construction phase, the full suite of amenities will be delivered in line with the overall community handover schedule. Surrounding infrastructure will develop as the area matures, with retail, dining, and convenience services expected to be integrated into the wider Damac Islands precinct. This positions Fiji 2 as a future-ready address, with amenity depth and community scale as key selling points.

MARKET

At an entry price of AED 1,030 per sq.ft, this townhouse offers a visible discount to recent land and unit transactions in the Damac Islands area, where prices have ranged higher for comparable plots and built-up properties. The off-plan nature of the asset introduces construction and delivery risk, but also provides a payment plan structure that can support cash flow management for investors. The buyer profile is likely to be a mix of end-users seeking a waterfront lifestyle and investors targeting future rental and resale demand as the community completes. Liquidity in the early resale phase may be limited until handover approaches and the area achieves greater maturity. Rentability will depend on the pace of infrastructure delivery and the appeal of the completed amenity set. The main risk points are construction timelines, developer execution, and the broader absorption rate for new waterfront communities in Dubai. However, Damac’s track record and the scale of the Damac Islands master plan provide a degree of comfort for buyers seeking exposure to this segment.

CONCLUSION

This distress deal in Fiji 2 is best suited for investors who are comfortable with an off-plan timeline and are seeking a discounted entry into a large-scale, waterfront community by a recognised developer. The 6.1% discount to original price, combined with a payment plan and a competitive price per square foot, creates a clear value case compared to recent market transactions. The main considerations are the construction phase risk and the need to underwrite the eventual rental and resale demand based on the successful delivery of amenities and infrastructure. For buyers who can take a medium-term view and are looking for exposure to Dubai’s evolving waterfront residential market, this deal offers a balanced entry point with both upside potential and manageable risk, provided the developer’s delivery and the area’s infrastructure trajectory remain on track.

Illustrative model

Scenario modeller

Set your own assumptions and see how DISTRESS DEAL: 4-BR IN FIJI 2 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

FIJI 2 — Damac Islands, Dubai

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