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Payment breakdown

UNIT PRICE

AED 5,350,000

PAYMENTS ON TRANSFER

Payment to seller	AED 1,814,720
DLD Transfer fee 4% + 40 AED	AED 214,040
DLD Registration Trustee fee + 5%VAT	AED 5,250
Buyer's agent comission 2% + 5%VAT	AED 112,350

PAYMENT PLAN SCHEDULE

09-AUG-2026	AED 63,130
09-SEP-2026	AED 315,650
09-OCT-2026	AED 63,130
09-NOV-2026	AED 63,130
09-DEC-2026	AED 63,130
09-JAN-2027	AED 63,130
09-FEB-2027	AED 63,130
09-MAR-2027	AED 315,650
09-APR-2027	AED 63,130
09-MAY-2027	AED 63,130
09-JUN-2027	AED 63,130
09-JUL-2027	AED 63,130
09-AUG-2027	AED 63,130
09-SEP-2027	AED 63,130
09-OCT-2027	AED 63,130
09-NOV-2027	AED 63,130
09-DEC-2027	AED 63,130
09-JAN-2028	AED 63,130
09-FEB-2028	AED 63,130
09-MAR-2028	AED 63,130
09-APR-2028	AED 63,130
09-MAY-2028	AED 63,130
09-JUN-2028	AED 63,130
On Handover	AED 1,578,250

SUMMARY

Total on Transfer	AED 2,146,360
Total remaining Payment Plan	AED 3,535,280
TOTAL COST FOR BUYER	AED 5,681,640

Photography

Gallery

Distress Deal

PROJECT DESCRIPTION

OVERVIEW

This is a 6-bedroom villa opportunity in Maldives 2, part of the Damac Islands master development, offered at a significant 18.4% discount to the original price. The current asking price is AED 5,350,000, compared to the reference price of AED 6,552,000, representing a saving of over AED 1.2 million. With a built-up area of 4,843 sq.ft and a plot size of 4,439 sq.ft, the property is well-proportioned for family living or as a high-end rental investment. The price per square foot stands at AED 1,105, which is notably competitive for a waterfront villa in a new Dubai master community. The villa is scheduled for handover in Q4 2028, providing a multi-year window for capital appreciation and flexible payment arrangements. The immediate investment case centres on acquiring a substantial villa asset at a below-market entry point, with the potential for value uplift as the Damac Islands area matures and the Maldives 2 sub-community nears completion.

LOCATION & TRANSPORT

Maldives 2 is situated within Damac Islands, a planned residential enclave in the Al Yelayiss 1 area of Dubai. The location benefits from proximity to the city’s main arterial routes, offering straightforward access to Sheikh Zayed Road and the wider Dubai road network. While the community is still under development, future residents and tenants can expect a short drive to established commercial and leisure hubs such as Dubai Marina, Jumeirah Lakes Towers, and Jebel Ali. Public transport infrastructure is evolving in this part of Dubai, with future connectivity expected to improve as the area develops. For investors, the location offers a blend of seclusion and accessibility, appealing to families and professionals seeking a quieter residential setting without sacrificing urban convenience.

AMENITIES & SURROUNDING

Residents of Maldives 2 will have access to a comprehensive suite of amenities, both within the immediate project and across the wider Damac Islands community. Planned facilities include an aqua park, lagoon and infinity pools, a lazy river, and outdoor fitness areas. There are also provisions for calisthenics equipment, paddle boarding, a miniature golf course, and relaxation zones. The community is designed to promote an active, outdoor lifestyle, with landscaped walkways and market stalls contributing to a vibrant neighbourhood atmosphere. The surrounding infrastructure is expected to include retail outlets, cafes, and essential services, supporting both daily living and leisure. As the master plan progresses, the area is set to become a self-contained destination, enhancing the appeal for both end-users and tenants.

MARKET

From an investment perspective, this villa is positioned attractively against current market benchmarks. Recent land transactions in the Maldives at Damac Islands sub-community have ranged from AED 1,355 to AED 1,842 per sq.ft, with built-up properties typically commanding a premium. The offered price per square foot for this villa is below the upper end of recent land sales, suggesting room for capital appreciation as the project nears completion. The area is targeting a buyer profile of families and high-income professionals, with strong potential for rental demand once the community is operational. Liquidity in new master-planned communities can be variable in the early stages, but the significant discount to original price provides a buffer against short-term market fluctuations. Key risks include construction timelines and the pace of infrastructure delivery, both of which are common considerations in off-plan Dubai investments. However, the phased payment plan and the reputation of Damac as a developer offer some mitigation.

CONCLUSION

This 6-bedroom villa in Maldives 2 presents a clear value proposition for investors seeking exposure to Dubai’s evolving waterfront communities. The 18.4% discount to the original price, coupled with a competitive price per square foot, creates an attractive entry point for both capital growth and future rental income. While the area is still under development and timelines should be monitored, the combination of planned amenities, improving infrastructure, and the scale of the Damac Islands master plan point to long-term upside. For buyers comfortable with a medium-term horizon and the dynamics of off-plan acquisition, this deal offers a balanced risk-reward profile in one of Dubai’s most ambitious new residential destinations.

Illustrative model

Scenario modeller

Set your own assumptions and see how DISTRESS DEAL: 6-BR IN MALDIVES 2 behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.

Listed

1 August 2026

The date this listing was added to our records. The asking price below is the one published then, and was still 2 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

18.4%

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 1,105/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

Q4 2028

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.

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 5.69M

Price plus every acquisition cost

Illustrative exit price

AED 5.35M

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 885k

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 5,686,350

Cash back, years 1–5AED 4,801,780

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 5,350,000

DLD transfer fee (4%)AED 214,000

Agency fee (2%)AED 107,000

VAT on agency fee (5%)AED 5,350

Conveyancing, trustee & adminAED 10,000

Total cash investedAED 5,686,350

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 (4,843 sq ft at AED 18/sq ft)−AED 87,174

Net operating income−AED 87,174

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 5,686,350
1	−AED 87,174	—	−AED 87,174
2	−AED 87,174	—	−AED 87,174
3	−AED 87,174	—	−AED 87,174
4	−AED 87,174	—	−AED 87,174
5	−AED 87,174	AED 5,237,650	AED 5,150,476
Years 1–5	−AED 435,870	AED 5,237,650	AED 4,801,780
Less the year-0 outflow of AED 5,686,350 → total profit			−AED 884,570

Exit at year 5: illustrative sale price AED 5,350,000 less selling costs AED 112,350 = AED 5,237,650 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 4.14M	−AED 2.07M	—	—
−3% p.a.	AED 4.59M	−AED 1.62M	—	—
0% p.a.your figure	AED 5.35M	−AED 885k	—	—
3% p.a.	AED 6.20M	−AED 50k	—	—
5% p.a.	AED 6.83M	AED 562k	—	—

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

MALDIVES 2 — Damac Islands, Dubai

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DISTRESS DEAL: 6-BR IN MALDIVES 2

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