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.
VIOLET · DAMAC Hills 2DAMAC · DAMAC Hills 2
DISTRESS DEAL: 4-BR IN VIOLET
- Unit
- 4-BR
- Size
- 2,415 sq.ft
- Developer
- DAMAC
- Handover
- Q3 2027
The discount is measured against the original price + DLD recorded for this unit, not against a valuation.
This unit has sold. 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
- Payment to sellerAED 679,910
- DLD Transfer fee 4% + 40 AEDAED 86,028
- DLD Registration Trustee fee + 5% VATAED 5,250
- Buyer's agent commission 2% + 5% VATAED 45,143
- Total on transferAED 816,331
16 scheduled payments · AED 1,469,790
- 14-MAR-2026AED 23,330
- 14-APR-2026AED 186,640
- 14-MAY-2026AED 23,330
- 14-JUN-2026AED 23,330
- 14-JUL-2026AED 23,330
- 14-AUG-2026AED 23,330
- 14-SEP-2026AED 23,330
- 14-OCT-2026AED 186,640
- 14-NOV-2026AED 23,330
- 14-DEC-2026AED 23,330
- 14-JAN-2027AED 23,330
- 14-FEB-2027AED 23,330
- 14-MAR-2027AED 23,330
- On 80% of Villa CompletionAED 69,990
- On 90% of Villa CompletionAED 69,990
- On CompletionAED 699,900
- Total remaining payment planAED 1,469,790
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Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
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.
Location
VIOLET — DAMAC Hills 2, Dubai
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.
Enter the asking price to run the model.
Every figure recalculates as you type. Use the price you are considering.
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.
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.
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