5BR Townhouse in Morocco 2, DAMAC Lagoons, Below Original Purchase Price

Property Overview

A 5BR townhouse is available in Morocco 2, part of the DAMAC Lagoons master community in Dubailand, Dubai. The unit provides 3,131 sqft of built-up area and is priced at AED 4,200,000 (AED 1,342 per sqft). The agent states this is below the original purchase price of AED 4,420,000, representing a 5% discount. The agent indicates multiple units are available at this price level. DAMAC Lagoons is developed by DAMAC Properties with the Morocco Phase 2 handover listed as Q4 2026 on Property Finder.

Deal Analysis: Below OP

The agent states an original purchase price of AED 4,420,000 and an asking price of AED 4,200,000, giving a discount of AED 220,000 or 5%. This is a modest discount. The seller also absorbs the 4% DLD transfer fee paid at purchase (AED 176,800), bringing their total loss to approximately AED 397,000 when accounting for the DLD fee.

The agent uses the word units (plural), suggesting an investor is offloading multiple townhouses rather than a single owner exit. Bulk investor exits can indicate genuine financial pressure but buyers should verify the specific position, view and condition of each unit.

DLD Transaction Context

Property Finder records 49 DLD sales transactions in DAMAC Lagoons Morocco (across all Morocco phases). Recent 5BR transactions at 3,183 sqft BUA include:

• 3 October 2026: AED 4,551,000 (AED 1,430 per sqft BUA), plot 2,385 sqft
• 1 October 2026: AED 4,027,000 (AED 1,265 per sqft BUA), plot 2,466 sqft
• 24 September 2026: AED 3,100,000 (AED 974 per sqft BUA), plot 2,409 sqft
• 25 August 2026: AED 4,544,000 (AED 1,427 per sqft BUA), plot 2,361 sqft
• 14 August 2026: AED 3,570,000 (AED 1,121 per sqft BUA), plot 2,506 sqft

The range is unusually wide, from AED 3,100,000 to AED 4,551,000 for the same 3,183 sqft BUA. The lower transactions (AED 3.1M and AED 3.57M) likely represent primary developer-to-buyer registrations at construction-phase pricing. The higher transactions (AED 4M to AED 4.55M) may reflect resale premiums or different unit positions (corner, lagoon-facing, etc.).

This listing at AED 4,200,000 sits in the middle of the DLD range. It is below the highest transactions but significantly above the lower ones. The agent's stated OP of AED 4,420,000 falls within the upper cluster of DLD prices, which is plausible for a unit purchased at a premium position or later sales phase.

Competing Listings: Active Comp at Lower Price

An active listing on Property Finder (ref rem-13649874, listed 3 days ago) offers a 5BR townhouse in Morocco Phase 2 at AED 3,990,000 with 6 bathrooms and a maid room. That listing is AED 210,000 cheaper than this one. The listed size of 2,363 sqft on that listing likely represents the plot area rather than BUA, as DLD records consistently show 5BR units at 3,183 sqft BUA with plots in the 2,361 to 2,506 sqft range.

If the active comp is a comparable unit type, its AED 3,990,000 asking price raises questions about the value proposition of this listing at AED 4,200,000. Buyers should compare both listings on unit position, row configuration, plot size and proximity to the lagoon before committing.

BUA Discrepancy

The agent states 3,130.84 sqft BUA (rounded to 3,131). DLD records and a separate PF listing (ref 138312001) show 5BR Morocco 2 units at 3,183 sqft BUA. The 52 sqft difference may reflect a net sellable area (SPA figure) versus gross BUA (DLD registration figure). The precise two-decimal-place figure of 3,130.84 is consistent with an SPA-derived measurement. This listing uses the agent's stated BUA for price-per-sqft calculations.

About DAMAC Lagoons Morocco

DAMAC Lagoons is a master-planned community by DAMAC Properties, located in Dubailand, Dubai. The development is organized into themed clusters inspired by different countries. Morocco is one of the larger clusters, featuring Moroccan-themed architecture and design accents. Morocco Phase 2 (Morocco 2) offers 4BR through 7BR townhouses and villas.

The community is designed around crystal lagoons with sandy beaches, offering a resort-style living environment. Amenities include 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, a spa and wellness centre, 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). Nearby landmarks include Dubai Polo and Equestrian Club, Dubai Autodrome, Global Village and Mall of the Emirates.

Handover Status

Property Finder lists the Morocco Phase 2 handover as Q4 2026. As of October 2026, DLD transactions in Morocco are still recorded as off-plan, indicating the project has not yet been fully handed over. The agent has not specified whether this particular unit has been handed over or remains under construction. Buyers should confirm the current construction status and expected completion date directly with DAMAC.

Layout and Configuration

The townhouse provides 5 bedrooms with a maid room across a G+2 configuration per comparable listings. Features typically include en-suite bathrooms, built-in wardrobes, a walk-in closet, a modern fitted kitchen, a private garden with terrace, balcony, covered parking and central air conditioning. Floor-to-ceiling windows are standard across DAMAC Lagoons Morocco townhouses.

Verification Notes

• The original purchase price of AED 4,420,000 is stated by the agent. This falls within the upper cluster of DLD 5BR transactions (AED 4.03M to AED 4.55M) and is plausible.
• The 5% discount is modest. The seller's total loss including the 4% DLD fee paid at purchase is approximately AED 397,000.
• An active 5BR listing in Morocco Phase 2 at AED 3,990,000 (PF ref rem-13649874) is AED 210,000 cheaper than this listing. Buyers should compare both options.
• DLD transactions for 5BR units at 3,183 sqft range from AED 3,100,000 to AED 4,551,000. The lower transactions likely represent primary developer sales, not secondary market comparables.
• The agent's BUA of 3,130.84 sqft differs slightly from the DLD-recorded 3,183 sqft for 5BR Morocco units. This may reflect net vs gross area measurement.
• The agent uses the plural (units below OP), indicating multiple units from the same seller. This is consistent with a bulk investor exit.
• The agent has not stated the handover date, unit position (corner, middle, end), row configuration (single, double) or view. Buyers should request this information.
• Property Finder lists Morocco Phase 2 handover as Q4 2026. As of October 2026, the status remains under construction per DLD records.