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Payment breakdown

UNIT PRICE

AED 3,200,000

PAYMENTS ON TRANSFER

Payment to seller	AED 1,599,120
DLD Transfer fee 4% + 40 AED	AED 133,240
DLD Registration Trustee fee + 5%VAT	AED 5,250
Buyer's agent comission 2% + 5%VAT	AED 69,930

PAYMENT PLAN SCHEDULE

05-SEP-2026	AED 36,060
05-OCT-2026	AED 36,060
05-NOV-2026	AED 36,060
05-DEC-2026	AED 180,300
05-JAN-2027	AED 36,060
05-FEB-2027	AED 36,060
05-MAR-2027	AED 36,060
05-APR-2027	AED 36,060
05-MAY-2027	AED 36,060
05-JUN-2027	AED 180,300
05-JUL-2027	AED 36,060
05-AUG-2027	AED 36,060
05-SEP-2027	AED 36,060
05-OCT-2027	AED 36,060
05-NOV-2027	AED 36,060
On Handover	AED 901,500

SUMMARY

Total on Transfer	AED 1,669,610
Total remaining Payment Plan	AED 1,730,880
TOTAL COST FOR BUYER	AED 3,400,490

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Gallery

Distress Deal

PROJECT DESCRIPTION

OVERVIEW

This is a five-bedroom plus maid’s townhouse opportunity in Damac Sun City, offered at a 12% discount to the original price. The asking price stands at AED 3,200,000, compared to a reference price of AED 3,750,240, equating to a saving of AED 450,240. 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 963. 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 1,807,540, with a remaining payment plan of AED 1,730,880, bringing the total buyer cost to AED 3,538,420. This structure may appeal to investors seeking to balance upfront commitment with future flexibility.

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

From an investment perspective, this deal is positioned below recent transaction benchmarks for land in Damac Sun City, where prices have ranged from AED 1,526 to AED 963 per sq.ft for smaller plots. At AED 963 per sq.ft for a completed 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 12% 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.

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.

Listed

23 July 2026

The date this listing was added to our records. The asking price below is the one published then, and was still 11 days old when we last checked this listing on 3 August 2026. It is not re-checked against the market automatically, so confirm it with us before relying on it.

Below original price

14.7%

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.

Asking price per sq.ft

AED 963/sqft

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.

Handover

TBC

Not stated on this listing. A unit that has not completed cannot be let, so the holding period below starts from a date you will need to confirm.

Purchase

Purchase price

Seeded from this page — change it to your figure.

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.

Total cash investedThe purchase price plus every cost of getting the keys. It is the denominator of the ROI, ROE and IRR figures.

AED 3.41M

Price plus every acquisition cost

Illustrative exit price

AED 3.20M

After 5 yr at 0.0% p.a.

Total profit, capital onlyCapital movement over the hold, less every purchase and sale cost and the service charge. It carries no rental income at all, because no rent has been set.

−AED 571k

No rent set — costs and capital only

Net yieldNet operating income (rent collected less management, maintenance and service charge) divided by the purchase price. It cannot be calculated until a gross annual rent is set.

—

Set a gross annual rent

Cash out, and cash back over 5 years

Cash out at t0AED 3,405,200

Cash back, years 1–5AED 2,833,730

Cash back is below cash out on these assumptions: over the whole hold this purchase returns less than it costs. Read the sensitivity table before drawing a conclusion.

Cash required at completion

Purchase priceAED 3,200,000

DLD transfer fee (4%)AED 128,000

Agency fee (2%)AED 64,000

VAT on agency fee (5%)AED 3,200

Conveyancing, trustee & adminAED 10,000

Total cash investedAED 3,405,200

This is the ROI and IRR denominator: the price plus every cost of getting the keys, not the price alone.

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.

Annual operating position

Gross annual rentAED 0

Vacancy allowance (8%)AED 0

Maintenance & managementAED 0

Service charge (3,323 sq ft at AED 18/sq ft)−AED 59,814

Net operating income−AED 59,814

Cash-flow schedule — the 5-year figures the IRR is solved from

Year	Net operating income	Sale proceeds, net	Net cash flow
0 · today	—	—	−AED 3,405,200
1	−AED 59,814	—	−AED 59,814
2	−AED 59,814	—	−AED 59,814
3	−AED 59,814	—	−AED 59,814
4	−AED 59,814	—	−AED 59,814
5	−AED 59,814	AED 3,132,800	AED 3,072,986
Years 1–5	−AED 299,070	AED 3,132,800	AED 2,833,730
Less the year-0 outflow of AED 3,405,200 → total profit			−AED 571,470

Exit at year 5: illustrative sale price AED 3,200,000 less selling costs AED 67,200 = AED 3,132,800 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.

Sensitivity — the same purchase at −5% to +5% exit growth

Exit growth	Exit price	Total profit	ROI	IRR
−5% p.a.	AED 2.48M	−AED 1.28M	—	—
−3% p.a.	AED 2.75M	−AED 1.01M	—	—
0% p.a.your figure	AED 3.20M	−AED 571k	—	—
3% p.a.	AED 3.71M	−AED 72k	—	—
5% p.a.	AED 4.08M	AED 294k	—	—

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.

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.

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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

SUN CITY — Damac Sun City, Dubai

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DISTRESS DEAL: 5-BR + Maid's IN SUN CITY

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