4BR Townhouse in Ibiza, DAMAC Lagoons, Below OP, Single Row, Cash Buyer Only

Property Overview

A 4BR single row townhouse is available in Ibiza, one of the themed clusters within DAMAC Lagoons, Dubailand, Dubai. The unit has a plot size of 1,550 sqft and is priced at AED 2,500,000. The agent states this is below the original purchase price of AED 2,590,000, representing a 3.5% discount. The sale is restricted to cash buyers only. DAMAC Lagoons is developed by DAMAC Properties with the agent stating handover in Q1 2027.

The agent has provided plot size only. Comparable 4BR Ibiza listings with the same 1,550 sqft plot show a built-up area of 2,282 sqft. The BUA has not been confirmed for this specific unit.

Deal Analysis: Below OP

The agent states an original purchase price of AED 2,590,000 and an asking price of AED 2,500,000, giving a discount of AED 90,000 or 3.5%. This is a modest discount.

The seller also absorbs the 4% DLD transfer fee paid at purchase (AED 103,600), bringing their total loss to approximately AED 193,600 when accounting for the DLD fee.

The cash-only requirement is a notable distress signal. Sellers who insist on cash buyers typically cannot afford the time required for mortgage processing (2 to 4 weeks). Combined with the below-OP pricing, this points to financial pressure or a deadline the seller is working against. However, the 3.5% discount is modest for a cash-only distress listing, which may leave room for negotiation.

Competing Listings: Cheaper Options Available

Several active 4BR listings in Ibiza, DAMAC Lagoons are priced below this listing:

• AED 2,340,000: 4BR back-to-back (middle unit) townhouse, BUA 2,282 sqft, plot 1,550 sqft, listed as a distress deal with a motivated seller (PF ref NOVVI-2026, listed 2 days ago). This is AED 160,000 cheaper.
• AED 2,400,000: Two 4BR townhouse listings at this price, BUA 2,282 sqft, plot 1,550 sqft (PF refs LIV-S-IBIZA04 and LIV-S-IBIZA12, listed 7 to 12 days ago). These are AED 100,000 cheaper.

A 4BR B2B listing at AED 2,500,000 from AQUA Properties matches this listing's price but is a back-to-back unit.

The key differentiator is that this listing is described as single row, whereas the cheaper comps include back-to-back (middle) units. Single row townhouses typically command a premium because they avoid shared rear walls, offering better cross-ventilation, privacy and natural light. However, buyers should assess whether the single row premium justifies the AED 100,000 to AED 160,000 price difference over the cheaper comps.

DLD Transaction Context

Property Finder records 81 DLD sales transactions in Ibiza, DAMAC Lagoons. Recent 4BR transactions include:

• 8 October 2026: AED 2,300,000 for 1,551 sqft plot (Off-plan)
• 30 September 2026: AED 2,475,000 for 1,550 sqft plot (Off-plan)
• 21 September 2026: AED 3,101,000 for 1,551 sqft plot (Off-plan)
• 17 September 2026: AED 2,350,000 for 1,551 sqft plot (Off-plan)
• 16 September 2026: AED 2,510,000 for 1,542 sqft plot (Off-plan)

Excluding the AED 3,101,000 outlier (likely a premium position or lagoon-facing unit), the 4BR range is AED 2,300,000 to AED 2,510,000. This listing at AED 2,500,000 sits at the upper end of the DLD range. The most recent 4BR DLD transaction from 8 October 2026 at AED 2,300,000 is AED 200,000 below this asking price.

All recent 4BR DLD transactions are classified as off-plan, confirming the Ibiza cluster has not yet been handed over. The DLD plot sizes (1,542 to 1,551 sqft) are consistent with the agent's stated plot of 1,550 sqft.

The DLD sizes represent plot area, not BUA. The average price per sqft across all 81 Ibiza transactions is AED 1,593 per sqft (plot basis).

About DAMAC Lagoons Ibiza

DAMAC Lagoons is a master-planned community by DAMAC Properties, located in Dubailand, Dubai. The development is organized into themed clusters inspired by Mediterranean and global destinations. Ibiza is one of these clusters, drawing design inspiration from the Spanish island.

The 4BR townhouse layout in Ibiza comprises G+1 floors with built-in wardrobes, a fitted kitchen, a living and dining area, a private garden, a balcony, and 2 covered parking spaces. Layouts are available in back-to-back (shared rear wall) and single row configurations.

Community amenities include crystal lagoons with sandy beaches, swimming pools, a gym and fitness centre, children's play areas, jogging and cycling paths, a clubhouse, BBQ areas, landscaped parks, retail and dining outlets, and 24/7 gated security.

The development is accessed via Hessa Street (D61) and Sheikh Zayed bin Hamdan Al Nahyan Street (D54), positioned between Emirates Road (E611) and Sheikh Mohammed bin Zayed Road (E311).

Handover Status

The agent states handover in Q1 2027. Property Finder listings for Ibiza show conflicting dates ranging from Q4 2025 to Q3 2026. However, DLD transactions from September and October 2026 remain classified as off-plan, confirming the cluster has not yet been handed over despite earlier projected dates. This pattern of delayed handover is common across DAMAC Lagoons clusters. Buyers should verify the current construction progress and realistic handover timeline directly with DAMAC.

Verification Notes

• The original purchase price of AED 2,590,000 is stated by the agent. It falls within the upper range of DLD 4BR transactions (AED 2,300,000 to AED 3,101,000) and is plausible, though the round figure cannot be independently verified for this specific unit.
• The 3.5% discount is modest, particularly for a cash-only listing. The cash-only requirement is a distress signal but the pricing does not reflect aggressive discounting.
• Active comps at AED 2,340,000 (B2B) and AED 2,400,000 are AED 100,000 to AED 160,000 cheaper. The single row configuration of this listing may justify some premium, but buyers should evaluate whether the difference is proportionate.
• The most recent DLD 4BR transaction (8 October 2026) at AED 2,300,000 is AED 200,000 below this asking price.
• The agent provided plot size (1,550 sqft) but not BUA. Comparable listings show BUA of 2,282 sqft for 4BR Ibiza units with this plot size. This listing omits price per sqft because BUA was not stated in the agent brief.
• Single row means the unit is not a back-to-back (middle) configuration. This typically provides better ventilation, privacy and natural light compared to B2B units.
• All recent DLD transactions in Ibiza are off-plan, confirming the cluster remains under construction as of October 2026 despite earlier projected handover dates.
• The zone is registered as Al Hebiah Fifth in DLD records.