Distress Deal

DISTRESS DEAL: 4-BR IN VIOLET

Asking PriceAED 2,149,700

Below Original Price11.4%

Size2,415 sq.ft

Plot Size1,832 sq.ft

BUA2,415 sq.ft

Bedrooms4

Price / Sq.FtAED 890

HandoverQ3 2027

Sold

Listed 13 March 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 13 March 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 2,149,700

PAYMENTS ON TRANSFER

1. Payment to seller	AED 679,910
2. DLD Transfer fee 4% + 40 AED	AED 86,028
3. DLD Registration Trustee fee + 5% VAT	AED 5,250
4. Buyer's agent commission 2% + 5% VAT	AED 45,143

PAYMENT PLAN SCHEDULE

14-MAR-2026	AED 23,330
14-APR-2026	AED 186,640
14-MAY-2026	AED 23,330
14-JUN-2026	AED 23,330
14-JUL-2026	AED 23,330
14-AUG-2026	AED 23,330
14-SEP-2026	AED 23,330
14-OCT-2026	AED 186,640
14-NOV-2026	AED 23,330
14-DEC-2026	AED 23,330
14-JAN-2027	AED 23,330
14-FEB-2027	AED 23,330
14-MAR-2027	AED 23,330
On 80% of Villa Completion	AED 69,990
On 90% of Villa Completion	AED 69,990
On Completion	AED 699,900

SUMMARY

Total on Transfer	AED 816,331
Total remaining Payment Plan	AED 1,469,790
TOTAL COST FOR BUYER	AED 2,286,121

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Distress Deal

PROJECT DESCRIPTION

OVERVIEW

This 4-bedroom townhouse in Violet 4, Damac Hills 2, is being offered as a distress deal at AED 2,149,700. The original price, including DLD fees, was AED 2,426,320, so the current listing reflects an 11.4% discount, or AED 276,620 below the original basis. The property features a plot size of 1,832 sq.ft and a built-up area (BUA) of 2,415 sq.ft, which puts the entry price at approximately AED 890 per sq.ft. The unit is a corner townhouse with terraces, a private garden, and parking, set across ground, first, and rooftop levels. Handover is scheduled for Q3 2027, and the payment plan is structured with staged instalments through construction and on completion. The immediate investment case is a below-market entry into a four-bedroom townhouse in a maturing master community, with the discount providing a buffer against market volatility and future supply.

LOCATION & TRANSPORT

Violet 4 is part of Damac Hills 2, a large-scale master development by Damac Properties, situated at the intersection of Jebel Ali - Lehbab Road (E77) and Al Qudra Road (D63). This location places the community to the southeast of Dubai’s main urban core, with road access to key city corridors. While public transport options are limited at present, the area is designed for car-based residents, with internal road networks and planned infrastructure upgrades. For investors, the location appeals to families and professionals seeking more space and amenities at a lower entry cost than central Dubai. The ongoing development of Damac Hills 2 is expected to improve connectivity and support long-term capital appreciation as the area matures and additional infrastructure is delivered.

AMENITIES & SURROUNDING

Residents of Violet 4 benefit from access to the full suite of Damac Hills 2 amenities, which are shared across the master community. These include an amphitheatre, barbecue areas, boating and fishing lakes, a butterfly garden, cricket and football pitches, cycle paths, jogging tracks, a lazy river, man-made beach, maze, outdoor cinemas, outdoor gymnasium, paintball arcade, petting farm, picnic parks, play areas, snack bars, splash pads, swimming pools, volleyball courts, water playgrounds, water slides, and a zen garden. Each townhouse in Violet 4 is designed with a private garden and rooftop space, supporting both family living and outdoor recreation. The surrounding area is planned to include retail, schools, and healthcare facilities, with the wider Damac Hills 2 community offering a self-contained suburban environment. This amenity profile is a key differentiator for buyers seeking a lifestyle-oriented address with a broad range of recreational options.

MARKET

At AED 890 per sq.ft, this townhouse sits below the original launch prices for similar units in Violet and is attractively positioned relative to other four-bedroom offerings in Damac Hills 2. The area has seen steady transaction activity, with recent land sales in Violet ranging from AED 506 to AED 692 per sq.ft, though these figures reflect land rather than completed townhouse product. The main buyer profile is end-users and investors seeking family-sized accommodation with access to amenities, at a lower capital outlay than established villa districts closer to central Dubai. Liquidity is supported by the scale and branding of Damac Hills 2, though resale timelines may be longer than in more central locations. The key risk points are construction timelines, future supply within the community, and the pace of infrastructure delivery. However, the staged payment plan and the current discount provide some mitigation against these factors, allowing investors to underwrite the deal with a margin of safety relative to the original price.

CONCLUSION

For investors seeking exposure to Dubai’s townhouse market at a discounted entry point, this 4-bedroom unit in Violet 4 offers a clear value proposition. The 11.4% discount to the original price, combined with a structured payment plan and access to a wide range of amenities, positions the deal as a practical option for both end-users and rental investors. The main considerations are the off-plan status, the timeline to handover, and the evolving infrastructure in Damac Hills 2. Provided these factors are weighed appropriately, the case is for a family-sized asset in a growing suburban community, with the discount serving as a buffer against market and delivery risks. The deal is best suited to buyers comfortable with a medium-term horizon and seeking a balance between price, space, and amenity access in Dubai’s expanding residential landscape.

Illustrative model

Scenario modeller

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

VIOLET — Damac Hills 2, Dubai

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