The property is a six-bedroom villa in Bora Bora 4, a Damac cluster in Damac Islands. The house stands on a 4,890 sq.ft plot and has 4,440 sq.ft of built-up area over ground and one upper floor. It has a balcony and parking, and handover is scheduled for December 2028. The asking price is AED 6,100,000 against an original price plus DLD of AED 6,578,000, a reduction of AED 478,000 or 7.3% below original price. On 4,440 sq.ft of built-up area the price works out at AED 1,374 per square foot. The buyer pays AED 3,576,890 at transfer, of which AED 3,190,500 goes to the seller, and then carries AED 2,909,500 of remaining payment plan, giving a total cost of AED 6,486,390. The payment to the seller and the remaining plan together make up the AED 6,100,000 asking price.
Damac · Damac Islands
DISTRESS DEAL: 6-BR IN BORA BORA 4
- Unit
- 6-BR
- Size
- 4,440 sq.ft
- Developer
- Damac
The discount is measured against the original price + DLD recorded for this unit, not against a valuation.
Available when we last checked. The asking price shown is the one published when the listing was added on 5 October 2026, 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 3,190,500
- DLD Transfer fee (4% of OP + 40 AED)AED 253,040
- Trustee Office FeeAED 5,250
- Buyer's Agency Commission (2% + VAT)AED 128,100
- Total on transferAED 3,576,890
22 scheduled payments · AED 2,909,500
- 22-OCT-2026AED 63,250
- 22-NOV-2026AED 63,250
- 22-DEC-2026AED 63,250
- 22-JAN-2027AED 63,250
- 22-FEB-2027AED 63,250
- 22-MAR-2027AED 63,250
- 22-APR-2027AED 63,250
- 22-MAY-2027AED 63,250
- 22-JUN-2027AED 63,250
- 22-JUL-2027AED 63,250
- 22-AUG-2027AED 63,250
- 22-SEP-2027AED 63,250
- 22-OCT-2027AED 63,250
- 22-NOV-2027AED 63,250
- 22-DEC-2027AED 63,250
- 22-JAN-2028AED 63,250
- 22-FEB-2028AED 63,250
- 22-MAR-2028AED 63,250
- 22-APR-2028AED 63,250
- 22-MAY-2028AED 63,250
- 22-JUN-2028AED 63,250
- On HandoverAED 1,581,250
- Total remaining payment planAED 2,909,500
Ask us to walk through this schedule, or to confirm the current balance with the developer before terms are agreed.
Ask about these termsUnit details
- Property type
- Villa
- Plot
- 4,890 sq.ft
- Floor
- G+1
- Balcony
- Yes
- Parking
- Yes
- Handover
- December 2028
Photography
Gallery
Layout
Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
Bora Bora is one of six clusters in Damac Islands, alongside Maldives, Seychelles, Hawaii, Bali and Fiji. Damac Islands is a master-planned residential community, and a villa here is a house in a low-rise setting, so daily movement is largely by car. A buyer who plans to live here should visit the community at the hours they would commute, check the routes to their workplace and to schools, and see how the surrounding clusters are progressing. Because handover is in December 2028, the roads and neighbourhood facilities around the house will continue to develop between now and completion. Visiting the plot and the surrounding streets before transfer gives a clearer picture of the setting than any plan can.
AMENITIES & SURROUNDING
The floor plan covers ground and one upper floor. Five bedrooms are upstairs and one is on the ground floor, which suits a household with older relatives or guests. A separate maid's room with its own bathroom sits alongside a maid's and service entrance. Downstairs there is living and dining space, a kitchen, a laundry and storage room and a powder room. A carport takes two cars. The 4,890 sq.ft plot against 4,440 sq.ft of built-up area leaves room for a garden and a patio, and the unit also has a balcony. The developer's community plan for Damac Islands governs the shared facilities, and a buyer should read those against the handover date.
MARKET
The 7.3% reduction is measured against the original price plus the 4% DLD fee, which is the amount the first buyer committed to the developer, and it should be read on that basis. At AED 1,374 per square foot on built-up area, the price reflects a large six-bedroom villa with a generous plot, bought in the construction phase. The structure has three stages. The buyer pays AED 3,576,890 at transfer, including the DLD fee of AED 253,040, the trustee office fee of AED 5,250 and the buyer's agency commission of AED 128,100. Twenty-one monthly instalments of AED 63,250 follow, from 22 October 2026 to 22 June 2028, a total of AED 1,328,250. The final AED 1,581,250 falls due on handover. The DLD fee is calculated on the original price excluding DLD, because the unit is selling below that price. A buyer who intends to finance the handover payment with a mortgage should confirm the lender's terms for an off-plan villa before transfer. The monthly dates should be checked with the developer so each instalment is funded on time.
CONCLUSION
This villa suits a large family that wants six bedrooms, separate maid's quarters and a private plot in a Damac community, and that can meet a monthly payment plan through to December 2028. It also suits an investor who prefers a house to an apartment and is comfortable holding through construction. The reduction is 7.3% below original price, and the total cost including every transfer fee is AED 6,486,390. The points to settle before committing are the funding of the monthly instalments, the handover payment, and the position of the plot within the cluster. Contact us to review the floor plan, the transfer arithmetic and the financing route in detail. We will walk you through each stage and arrange the next steps with you, and we can compare this villa against other large villas currently on the market before you decide.
Location
BORA BORA 4 — Damac Islands, Dubai
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 6-BR IN BORA BORA 4 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 is not re-checked against the market automatically — 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.
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 6,472,100 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 5,971,900 | AED 5,971,900 |
| Years 1–5 | AED 0 | AED 5,971,900 | AED 5,971,900 |
| Less the year-0 outflow of AED 6,472,100 → total profit | −AED 500,200 | ||
Exit at year 5: illustrative sale price AED 6,100,000 less selling costs AED 128,100 = AED 5,971,900 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 4.72M | — | — | — |
| −3% p.a. | AED 5.24M | — | — | — |
| 0% p.a.your figure | AED 6.10M | — | — | — |
| 3% p.a. | AED 7.07M | — | — | — |
| 5% p.a. | AED 7.79M | — | — | — |
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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