Distress Deal

DISTRESS DEAL: 6-BR IN MALDIVES 5

Asking PriceAED 6,330,000

Below Original Price13.5%

Size4,439 sq.ft

Bedrooms6

Price / Sq.FtAED 1,426

HandoverQ4 2028

Sold

Listed 22 May 2026Status confirmed 3 August 2026

This unit has sold and is no longer available. 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 22 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

UNIT PRICE

AED 6,330,000

PAYMENTS ON TRANSFER

1. Payment to seller	AED 2,180,530
2. DLD Transfer fee 4% + 40 AED	AED 253,240
3. DLD Registration Trustee fee + 5%VAT	AED 5,250
4. Buyer's agent comission 2% + 5%VAT	AED 132,930

PAYMENT PLAN SCHEDULE

05-JUN-2026	AED 70,330
05-JUL-2026	AED 70,330
05-AUG-2026	AED 70,330
05-SEP-2026	AED 70,330
05-OCT-2026	AED 351,650
05-NOV-2026	AED 70,330
05-DEC-2026	AED 70,330
05-JAN-2027	AED 70,330
05-FEB-2027	AED 70,330
05-MAR-2027	AED 70,330
05-APR-2027	AED 351,650
05-MAY-2027	AED 70,330
05-JUN-2027	AED 70,330
05-JUL-2027	AED 70,330
05-AUG-2027	AED 70,330
05-SEP-2027	AED 70,330
05-OCT-2027	AED 70,330
05-NOV-2027	AED 70,330
05-DEC-2027	AED 70,330
05-JAN-2028	AED 70,330
05-FEB-2028	AED 70,330
05-MAR-2028	AED 70,330
05-APR-2028	AED 70,330
05-MAY-2028	AED 70,330
05-JUN-2028	AED 70,330
05-JUL-2028	AED 70,330
On Completion	AED 1,758,250

SUMMARY

Total on Transfer	AED 2,571,950
Total remaining Payment Plan	AED 4,149,470
TOTAL COST FOR BUYER	AED 6,721,420

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Distress Deal

PROJECT DESCRIPTION

OVERVIEW

This six-bedroom villa in Maldives 5, Damac Islands, is being offered as a distress deal at AED 6,330,000. The original price, including DLD fees, was AED 7,314,320, which means the current position reflects a discount of AED 984,320, or 13.5% below the original price. The built-up area is 4,439 sq.ft, placing the entry basis at approximately AED 1,426 per sq.ft. The villa sits on a 4,900 sq.ft plot and is configured over ground plus one floor, with lagoon views, balcony, and parking included. Handover is scheduled for Q4 2028, so this is an off-plan acquisition with a multi-year payment plan. The immediate investment thesis is a below-market entry into a large-format villa in a new branded community, with the discount providing a buffer against future market volatility or construction risk. The buyer is not paying a premium for immediate possession, but is instead securing a future asset at a visibly reduced basis compared to current developer pricing.

LOCATION & TRANSPORT

Maldives 5 is part of Damac Islands, a master-planned waterfront community in Dubai. The area is positioned to offer a resort-style environment, with direct lagoon access and a focus on leisure and recreation. Access to Damac Islands is via the main road networks connecting to Sheikh Zayed Road, providing reasonable drive times to Dubai Marina, JBR, and the wider city. While public transport options are limited at present, the area is designed for private vehicle access, with parking included in the villa configuration. As the community matures, infrastructure and connectivity are expected to improve, supporting both resident convenience and future resale appeal. For investors, the location is best understood as a lifestyle-led destination, appealing to end-users and tenants seeking waterfront living within a branded development context.

AMENITIES & SURROUNDING

Residents of Maldives 5 will have access to a range of amenities shared with the wider Damac Islands community. Planned facilities include an aqua park, infinity and lagoon pools, a lazy river, outdoor fitness areas, calisthenics equipment, paddle boarding, miniature golf, and relaxation zones. The master plan also anticipates market stalls and landscaped communal spaces, creating a resort-like atmosphere. The villa itself offers private balconies and designated parking, with layouts designed to maximise lagoon views. Surrounding infrastructure is still under development, but the intent is to deliver a self-contained environment with leisure, recreation, and family-oriented features. This amenity mix is aimed at supporting both resident satisfaction and the long-term attractiveness of the community for buyers and tenants.

MARKET

At an entry price of AED 1,426 per sq.ft, this villa is positioned below recent developer pricing for comparable large-format waterfront villas in new Dubai communities. Transaction records for land plots in Maldives at Damac Islands have ranged from AED 1,355 to AED 1,806 per sq.ft, though these figures relate to plot sales rather than completed villas. The key market point is that large six-bedroom villas in branded, amenity-rich communities tend to attract a mix of end-users and investors seeking long-term capital appreciation or rental income. Liquidity for this asset class can be more limited than for smaller units, particularly during construction, but the discount to original price provides a margin of safety. Rentability will depend on the eventual delivery quality, community maturity, and ongoing demand for waterfront living. Risks include construction timelines, future service charges, and the competitive landscape as more waterfront projects come to market. The payment plan structure may also appeal to buyers seeking staged capital deployment rather than a single upfront outlay.

CONCLUSION

This distress deal offers a discounted entry into a six-bedroom villa in a planned waterfront community by a recognised developer. The pricing is visibly below the original reference, and the payment plan allows for phased investment over several years. The main strengths are the scale of the villa, the amenity offering, and the waterfront positioning, all within a branded master development. The primary risks are construction and delivery timelines, as well as the need for the wider community to mature to support resale and rental demand. For investors comfortable with an off-plan position and a multi-year horizon, the discount provides a meaningful buffer against market shifts. The case is strongest for buyers who value future lifestyle positioning and are prepared to underwrite the holding period until completion and handover. Provided the delivery quality and community infrastructure meet expectations, the entry basis should support both end-user and investor exit strategies in the medium term.

Illustrative model

Scenario modeller

Set your own assumptions and see how DISTRESS DEAL: 6-BR IN MALDIVES 5 behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.

Purchase

Purchase price

The price you are actually considering.

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.

Nothing to calculate yet

Enter the asking price to run the model.

Every figure recalculates as you type. Use the price you are actually considering.

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.

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 5 — Damac Islands, Dubai

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