This is a five-bedroom plus maid’s townhouse opportunity in DAMAC Sun City, offered at a 17.3% discount to the original price. The asking price stands at AED 3,100,000, compared to a reference price of AED 3,750,240, equating to a saving of AED 650,240. The built-up area is 3,323 sq.ft, with a plot size of 2,363 sq.ft, and the price per square foot is AED 933. The property is scheduled for handover in Q1 2028, providing a medium-term horizon for capital appreciation or rental income. The immediate deal thesis centres on the rare combination of a substantial discount, a large five-bedroom layout, and a payment structure that allows for staged capital deployment. The payment on transfer is AED 1,583,750, with a remaining payment plan of AED 1,730,880, bringing the total buyer cost to AED 3,314,630. This structure may appeal to investors seeking to balance upfront commitment with future flexibility.
SUN CITY · DAMAC Sun CityDAMAC · DAMAC Sun City
DISTRESS DEAL: 5-BR + Maid's IN SUN CITY
- Unit
- 5-BR + Maid's
- Size
- 3,323 sq.ft
- Developer
- DAMAC
- Handover
- Q1 2028
The discount is measured against the original price + DLD recorded for this unit, not against a valuation.
Available when we last checked on 17 September 2026. The asking price shown is the one published when the listing was added on 23 July 2026, 56 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.
On this page
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The numbers
Payment breakdown
- Payment to sellerAED 1,369,120
- DLD Transfer fee (4% of OP + 40 AED)AED 144,280
- DLD Registration Trustee fee + 5%VATAED 5,250
- Buyer's agent comission 2% + 5%VATAED 65,100
- Total on transferAED 1,583,750
16 scheduled payments · AED 1,730,880
- 05-SEP-2026AED 36,060
- 05-OCT-2026AED 36,060
- 05-NOV-2026AED 36,060
- 05-DEC-2026AED 180,300
- 05-JAN-2027AED 36,060
- 05-FEB-2027AED 36,060
- 05-MAR-2027AED 36,060
- 05-APR-2027AED 36,060
- 05-MAY-2027AED 36,060
- 05-JUN-2027AED 180,300
- 05-JUL-2027AED 36,060
- 05-AUG-2027AED 36,060
- 05-SEP-2027AED 36,060
- 05-OCT-2027AED 36,060
- 05-NOV-2027AED 36,060
- On HandoverAED 901,500
- Total remaining payment planAED 1,730,880
Ask us to walk through this schedule, or to confirm the current balance with the developer before terms are agreed.
Ask about these termsLayout
Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
DAMAC Sun City is situated within DubaiLand, a master-planned district known for its evolving residential communities and improving infrastructure. The area is positioned to benefit from ongoing development in the wider DubaiLand corridor, which has seen significant investment in road networks and public transport connectivity. While the immediate vicinity is still maturing, access to major arterial routes such as Sheikh Mohammed Bin Zayed Road and Emirates Road enables straightforward commutes to key business and leisure destinations across Dubai. Public transport options are expanding, with bus routes and future metro connectivity anticipated as the area develops further. For residents and tenants, this translates to reasonable accessibility to the city’s main employment hubs, retail centres, and schools, supporting both owner-occupier and rental demand profiles.
AMENITIES & SURROUNDING
The Sun City project by DAMAC is designed as a family-oriented community, with a focus on landscaped open spaces and recreational facilities. Residents can expect access to community parks, children’s play areas, and walking or cycling tracks. The masterplan typically includes a central clubhouse, swimming pools, and fitness centres, catering to a range of lifestyle needs. The district is planned to feature retail outlets, cafes, and convenience stores within walking distance, enhancing day-to-day living. In the wider DubaiLand area, residents benefit from proximity to established amenities such as schools, healthcare facilities, and shopping malls. The presence of parking and balconies in this townhouse adds to the functional appeal, while the low-rise G+1+R configuration supports a sense of privacy and community. As the area matures, further enhancements to infrastructure and local services are expected to improve the overall living environment.
MARKET
At AED 933 per sq.ft for a townhouse, the entry point is notably competitive, especially considering the five-bedroom configuration. The payment plan structure allows for phased capital outlay, which may be attractive in a market where liquidity and risk management are key considerations. The buyer profile for such units typically includes both end-users seeking larger family homes and investors targeting rental yields in emerging communities. Rentability is supported by the area’s family-friendly orientation and improving infrastructure, though investors should be aware that as a new community, initial occupancy rates may take time to stabilise. Liquidity is expected to improve as the project nears handover and the area’s amenities and transport links are further established. Key risk points include the pace of area development, potential delays in handover, and the broader market’s absorption of new supply in DubaiLand.
CONCLUSION
For investors seeking value in Dubai’s off-plan townhouse segment, this five-bedroom plus maid’s unit in DAMAC Sun City offers a compelling proposition. The 17.3% discount to the original price, combined with a flexible payment plan and a large, family-oriented layout, creates a balanced risk-reward profile. While the area is still developing, the fundamentals of location, developer reputation, and community planning support the medium-term investment case. As with any off-plan opportunity, there are risks related to project delivery and market absorption, but the pricing and payment structure provide a degree of downside protection. This listing is best suited to investors with a medium-term horizon who are comfortable with the dynamics of emerging communities and are seeking exposure to DubaiLand’s growth story. Overall, it represents a measured entry point into a maturing residential market, with the potential for both capital appreciation and rental income as the area evolves.
Location
SUN CITY — DAMAC Sun City, Dubai
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 5-BR + Maid's IN SUN CITY behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.
The date this listing was added to our records. The asking price below is the one published then, and was still 56 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.
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.
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.
As stated on this listing. Rent cannot start before handover, so on an incomplete unit the early years of the schedule below are holding cost only.
Set service charge, maintenance & management, vacancy allowance above to see cash back — until then this figure would be assuming zero for them.
ROI and IRR are calculated on this figure: the price plus every cost of getting the keys.
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.
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)
| Year | Net operating income | Sale proceeds, net | Net cash flow |
|---|---|---|---|
| 0 · today | — | — | −AED 3,289,100 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 3,034,900 | AED 3,034,900 |
| Years 1–5 | AED 0 | AED 3,034,900 | AED 3,034,900 |
| Less the year-0 outflow of AED 3,289,100 → total profit | −AED 254,200 | ||
Exit at year 5: illustrative sale price AED 3,100,000 less selling costs AED 65,100 = AED 3,034,900 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 growth | Exit price | Total profit | ROI | IRR |
|---|---|---|---|---|
| −5% p.a. | AED 2.40M | — | — | — |
| −3% p.a. | AED 2.66M | — | — | — |
| 0% p.a.your figure | AED 3.10M | — | — | — |
| 3% p.a. | AED 3.59M | — | — | — |
| 5% p.a. | AED 3.96M | — | — | — |
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.
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.
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.
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