Distress Deal

DISTRESS DEAL: 6-BR VILLA IN MOROCCO

Asking PriceAED 14,850,000

Below Original Price10.0%

Size11,000 sq.ft

Bedrooms6

Price / Sq.FtAED 1,350

HandoverQ4 2026

Sold

Listed 21 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 21 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 14,850,000

PAYMENTS ON TRANSFER

1. Payment to seller	AED 7,218,650
2. DLD Transfer fee 4% + 40 AED	AED 594,040
3. DLD Registration Trustee fee + 5%VAT	AED 5,250
4. Buyer's agent commission 2% + 5%VAT	AED 311,850

PAYMENT PLAN SCHEDULE

25-MAY-2026	AED 152,627
25-JUN-2026	AED 152,627
25-JUL-2026	AED 152,627
25-AUG-2026	AED 152,627
25-SEP-2026	AED 152,627
25-OCT-2026	AED 763,135
On Handover	AED 6,105,080

SUMMARY

Total on Transfer	AED 8,129,790
Total remaining Payment Plan	AED 7,631,350
TOTAL COST FOR BUYER	AED 15,761,140

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Distress Deal

PROJECT DESCRIPTION

OVERVIEW

This six-bedroom villa in Morocco at Damac Lagoons is offered as a distress deal at AED 14,850,000, reflecting a 10% discount from the original price of AED 16,508,178. The built-up area is 11,000 sq.ft on a 7,500 sq.ft plot, positioning the entry at AED 1,350 per sq.ft. The villa is arranged over basement, ground, first, and roof levels, with lagoon views, a private pool, balcony, and parking. Handover is scheduled for Q4 2026, so this is an off-plan acquisition with a clear timeline. The immediate investment thesis is a below-market entry into one of the largest available villa formats in Damac Lagoons, with a payment plan that reduces upfront capital exposure. The buyer is not taking on early-stage risk, as the project is already well into its development cycle, and the discount is visible against the developer’s own reference pricing.

LOCATION & TRANSPORT

Morocco is a sub-community within Damac Lagoons, a masterplanned development by Damac Properties. The wider Damac Lagoons community is located at the intersection of Hessa Street (D61) and Sheikh Zayed Bin Hamdan Al Nahyan Street (D54), providing access to main arterial roads and connecting residents to Dubai’s established districts. The area is positioned to benefit from ongoing infrastructure improvements, with road links supporting car-based commuting to Dubai Marina, Jumeirah Village Circle, and Downtown Dubai. Public transport options are limited at present, so the buyer profile is likely to be car-dependent families or end-users. The location’s appeal is strongest for those seeking a resort-style environment with practical access to schools, retail, and business hubs within a 20-30 minute drive.

AMENITIES & SURROUNDING

Morocco at Damac Lagoons is designed around a Mediterranean-inspired theme, with landscaped gardens, water features, and a focus on outdoor living. The villa itself includes a private pool, balcony, and parking, while the wider community offers a range of amenities such as lagoon-front promenades, botanical gardens, children’s play areas, and themed relaxation zones. Residents have access to clubhouses, fitness facilities, and walking trails, with the masterplan including retail and dining options. The district is intended to provide a self-contained lifestyle, with schools, healthcare, and daily conveniences planned as the community matures. The immediate surroundings are under active development, but the project’s scale and Damac’s track record suggest a high level of amenity delivery by handover.

MARKET

At AED 1,350 per sq.ft, this villa is priced below recent launch and resale levels for comparable six-bedroom homes in Damac Lagoons and similar masterplanned communities. Transaction data for Morocco at Damac Lagoons shows smaller plots trading at higher per-square-foot rates, though these are typically for townhouses or smaller villas. The six-bedroom format is relatively scarce, appealing to larger families or buyers seeking multi-generational living. The main investor case is the combination of size, payment plan, and discount to the original price, which may support both rental and resale strategies post-handover. Liquidity for large villas in new communities can be variable, with demand strongest from GCC and South Asian buyers, as well as international families relocating to Dubai. Risk points include construction timelines, service charge levels, and the pace of community handover, all of which should be monitored as the project approaches completion. Rental yields for large villas are typically lower than for smaller units, but capital appreciation potential exists if the community’s amenity promise is delivered and wider market sentiment remains positive.

CONCLUSION

This distress deal offers a clear entry discount into one of Damac Lagoons’ flagship villa formats, with a payment structure that spreads risk and capital outlay over the construction period. The location is best suited to buyers who value space, privacy, and a resort-style environment, and who are comfortable with a car-based lifestyle. The main strengths are the size, amenity promise, and below-market pricing, while the key risks are tied to delivery timelines and the eventual maturity of the wider community. For investors seeking exposure to Dubai’s villa segment with a focus on future family demand, this deal provides a disciplined entry point. The case is strongest for buyers who can underwrite the community’s long-term potential and who are prepared to manage the typical risks of off-plan acquisition in a large-scale development. If those factors align, this villa represents a practical, value-led addition to a Dubai property portfolio.

Illustrative model

Scenario modeller

Set your own assumptions and see how DISTRESS DEAL: 6-BR VILLA IN MOROCCO 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

MOROCCO — Damac Lagoons, Dubai

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