This five-bedroom plus maid’s villa in Park Greens, DAMAC Hills II, is offered as a distress deal at AED 2,830,221, reflecting a 10% discount from the original price of AED 3,144,960. The built-up area is 3,541 sq.ft, resulting in an entry price of approximately AED 799 per sq.ft. This is a ground plus two-storey villa with a park view, private pool, balcony, and covered parking. The property is off-plan, with completion scheduled for Q2 2027. The immediate investment thesis is the ability to secure a large, modern villa in a maturing master community at a below-launch price, with a structured payment plan and a clear discount to the developer’s reference. The buyer is not exposed to immediate handover or operational risk but is taking a position on the continued absorption and infrastructure build-out of DAMAC Hills II as the area matures toward and beyond 2027.
PARK GREENS · DAMAC Hills 2DAMAC · DAMAC Hills 2
DISTRESS DEAL: 5-BR + Maid's IN PARK GREENS
- Unit
- 5-BR + Maid's
- Size
- 3,541 sq.ft
- Developer
- DAMAC
- Handover
- Q2 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 21 May 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 1,499,661
- DLD Transfer fee 4% + 40 AEDAED 113,248
- DLD Registration Trustee fee + 5%VATAED 5,250
- Buyer's agent commission 2% + 5%VATAED 59,434
- Total on transferAED 1,677,593
14 scheduled payments · AED 1,330,560
- 20-MAR-2026AED 30,240
- 20-APR-2026AED 30,240
- 20-MAY-2026AED 30,240
- 20-JUN-2026AED 30,240
- 20-JUL-2026AED 30,240
- 20-AUG-2026AED 30,240
- 20-SEP-2026AED 30,240
- 20-OCT-2026AED 30,240
- 20-NOV-2026AED 30,240
- 20-DEC-2026AED 30,240
- On 70% of Villa CompletionAED 60,480
- On 80% of Villa CompletionAED 30,240
- On 90% of Villa CompletionAED 30,240
- On CompletionAED 907,200
- Total remaining payment planAED 1,330,560
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Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
Park Greens is a sub-community within DAMAC Hills II, located at the intersection of Jebel Ali – Lehbab Road (E77) and Al Qudra Road (D63). This positioning places it within Dubai’s expanding southern corridor, with access to the city’s arterial routes. While the area is still developing, it is increasingly connected by road, and private vehicles remain the primary mode of transport. Ride-hailing services are widely available, and as the community matures, further transport links and retail infrastructure are expected to improve. The location is suited to families and professionals seeking larger homes at a more accessible price point than central Dubai, with the trade-off being a longer commute to established business and leisure districts. For investors, the area’s ongoing development is a key consideration, as future infrastructure will directly impact both rental demand and resale liquidity.
AMENITIES & SURROUNDING
Park Greens benefits from the extensive amenities of DAMAC Hills II, which are designed to support a family-oriented lifestyle. Residents have access to a wide range of shared facilities, including swimming pools, a lazy river, man-made beach, outdoor cinema, amphitheatre, barbecue areas, cricket and football pitches, cycle and jogging tracks, a boating and fishing lake, water playgrounds, splash pads, a petting farm, picnic parks, and a butterfly garden. The villas themselves feature modern layouts with large floor-to-ceiling windows, terraces, and landscaped gardens. The five-bedroom configuration includes a multifunctional room, en-suite maid’s room, and private balconies. The community is planned with green spaces and recreational zones, supporting both active and relaxed lifestyles. Surrounding infrastructure is developing, with retail, schools, and healthcare facilities gradually being added as the population grows.
MARKET
At AED 799 per sq.ft, this villa is priced below recent land transaction benchmarks in Park Greens, where land-only sales have been recorded at AED 1,188–1,240 per sq.ft. The discount to the original price provides a buffer against market volatility and future supply risk. The buyer profile for this segment is typically end-users and long-term investors seeking value in Dubai’s outer master-planned communities. Rentability will depend on the pace of handovers, infrastructure delivery, and the area’s ability to attract families seeking larger homes at a lower price per square foot. Liquidity is likely to be strongest once the community is more established and operational, with risk points including construction timelines, service charge levels, and the overall absorption rate of similar stock in DAMAC Hills II. Investors should also be mindful of the competitive landscape, as multiple projects in the area are targeting similar buyer profiles.
CONCLUSION
This distress deal offers a clear entry discount for a five-bedroom plus maid’s villa in a growing Dubai community. The pricing is visibly below both the original developer price and recent land transaction levels, with a payment plan that spreads risk over the construction period. The main upside is the ability to secure a large, modern villa with park views and private amenities at a cost base that is difficult to replicate in more mature areas. The principal risks are tied to the delivery timeline, ongoing community build-out, and the area’s future infrastructure and service levels. For investors comfortable with a medium-term horizon and the dynamics of Dubai’s outer master-planned communities, this deal presents a disciplined way to gain exposure to the family villa segment at a below-market entry point.
Location
PARK GREENS — DAMAC Hills 2, Dubai
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 5-BR + Maid's IN PARK GREENS behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.
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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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