AED 1,073,077 Below Derived OP | AED 1,240,000 Below Seller Total | Extreme Super Distress — Buyer All-In Approximately AED 1,050,320 Below Seller's AED 4,340,000 Total | 3,388 Sq Ft BUA | 2,400 Sq Ft Plot | 5 Bedrooms | Damac Lagoons Mykonos
Extreme super distress. The seller has disclosed their total documented cost including DLD paid — AED 4,340,000 — making this one of the most arithmetically transparent and most deeply discounted distress configurations in the Damac Lagoons secondary market at the current date. Working back from the seller's disclosed total: OP is approximately AED 4,173,077 (AED 4,340,000 divided by 1.04) and DLD paid is approximately AED 166,923 (4% of OP). The distress asking price is AED 3,100,000. The saving versus the derived OP is AED 1,073,077 — 25.71% below the original purchase price. The saving versus the seller's total documented cost is AED 1,240,000 — 28.57% below what the seller invested in total. But the number that defines this opportunity most precisely is the super distress layer: the buyer's own all-in — AED 3,100,000 plus buyer DLD (4%), agency (2% plus VAT), and admin — is approximately AED 3,289,680. That buyer all-in is approximately AED 1,050,320 below the seller's total documented cost of AED 4,340,000. The buyer pays every transaction cost at their own expense and arrives at a fully-loaded acquisition figure approximately AED 1,050,320 — over one million dirhams — lower than what the seller paid in total. AED 914 per sq ft of built-up area for a 5-bedroom, 3,388 sq ft townhouse in Damac Lagoons Mykonos — one of Damac's most immersively themed and most recognisably branded lagoon community clusters. The scale of the super distress — buyer all-in over AED 1 million below seller total, on a 5-bedroom family-scale townhouse in a branded lagoon community — is exceptional in the current Dubai secondary market.
Property Highlights
- Project: Damac Lagoons Mykonos
- Developer: Damac Properties
- Location: Damac Lagoons, Dubai
- Property Type: 5 Bedroom Townhouse
- Bedrooms: 5
- Bathrooms: Available on request
- BUA: 3,388 sq ft
- Plot Size: 2,400 sq ft
- Seller Total Documented Cost (OP + DLD): AED 4,340,000
- Derived OP: Approximately AED 4,173,077
- Derived Seller DLD Paid (4%): Approximately AED 166,923
- Distress Selling Price: AED 3,100,000
- Saving vs Derived OP: Approximately AED 1,073,077 (25.71% below OP)
- Saving vs Seller Total: AED 1,240,000 (28.57% below seller total)
- Price per Sq Ft BUA (SP): AED 914
- Price per Sq Ft BUA (Derived OP): Approximately AED 1,231
- Saving per Sq Ft: Approximately AED 317
- Estimated Buyer All-In: Approximately AED 3,289,680
- Buyer All-In vs Seller Total: Approximately AED 1,050,320 BELOW seller's documented total — over AED 1 million below
- Property Status: Off-Plan — Extreme Super Distress Assignment
The Extreme Super Distress Arithmetic — Three Layers
Deriving OP from Seller's Disclosed Total
- Seller's Disclosed Total (OP + DLD): AED 4,340,000
- Derived OP (AED 4,340,000 ÷ 1.04): Approximately AED 4,173,077
- Derived DLD Paid (4% of OP): Approximately AED 166,923
Layer 1 — Against Derived Original Purchase Price
- Derived OP: Approximately AED 4,173,077
- SP: AED 3,100,000
- Saving: Approximately AED 1,073,077
- Percentage Below OP: Approximately 25.71%
- Price per Sq Ft BUA (SP): AED 914
- Price per Sq Ft BUA (OP): Approximately AED 1,231
- Saving per Sq Ft: Approximately AED 317
Layer 2 — Against Seller Total Documented Cost
- Seller Total (OP + DLD disclosed): AED 4,340,000
- SP: AED 3,100,000
- Saving vs Seller Total: AED 1,240,000
- Percentage Below Seller Total: 28.57%
Layer 3 — Buyer All-In vs Seller Total (Extreme Super Distress Confirmed)
- SP: AED 3,100,000
- Buyer DLD (4%): AED 124,000
- Buyer Admin: Approximately AED 580
- Buyer Agency (2% + VAT): Approximately AED 65,100
- Buyer Total All-In: Approximately AED 3,289,680
- Buyer All-In vs Seller Total: Approximately AED 1,050,320 BELOW seller's disclosed total of AED 4,340,000
- Percentage Below Seller Total: Approximately 24.20%
The seller disclosed their total cost including DLD as AED 4,340,000. The buyer's own fully-loaded all-in at AED 3,289,680 is approximately AED 1,050,320 — over one million dirhams — below that seller-disclosed total. This is extreme super distress by its cleanest operational definition: the buyer pays every fee and arrives at an acquisition cost over a million below what the seller invested. The scale of this gap — AED 1,050,320 — on a property priced at AED 3.1M represents a starting equity position of approximately 31.9% of the purchase price relative to the seller's own cost basis, before any further market movement is assumed.
AED 914 Per Sq Ft — What This Price-Per-Sqft Means in Damac Lagoons
At AED 3,100,000 across 3,388 sq ft of BUA, this 5-bedroom Mykonos townhouse is priced at AED 914 per sq ft — a rate that reflects the extreme depth of the seller's distress motivation rather than the Damac Lagoons Mykonos market's assessed value for a 5-bedroom townhouse at this specification and in this community. For context: AED 914 per sq ft for a 5-bedroom family townhouse with 3,388 sq ft of built-up space in a Damac-developed, Mediterranean-themed, lagoon-community address in Dubai is a price-per-sqft that the Mykonos secondary market cannot produce from a non-distressed seller. The seller's own original purchase price implied approximately AED 1,231 per sq ft. The difference — approximately AED 317 per sq ft across 3,388 sq ft — is the AED 1,073,077 headline saving the distress pricing delivers over the derived OP. For an investor tracking the Damac Lagoons secondary market, AED 914 per sq ft for a 5-bedroom Mykonos townhouse is the number that confirms this seller's motivation is real, the pricing is genuine distress, and the entry point is the most competitive available for this product type in this community in the current cycle.
About Damac Lagoons Mykonos — Damac Properties, Dubai
Damac Lagoons is Damac Properties' large-format, water-themed master community in the Dubai land corridor — a development built around the concept of Mediterranean-resort-inspired lagoon living, with each sub-cluster themed around a different Mediterranean destination. Mykonos is one of the most recognisable and most immersively themed of those clusters — evoking the iconic white-and-blue architecture, the cobblestone streetscape, and the waterfront lifestyle of the Greek island destination after which it is named. The Mykonos cluster within Damac Lagoons provides residents with access to the broader Damac Lagoons community infrastructure: the Crystal Lagoon, the beach club, the community parks and recreational facilities, and the lifestyle amenity programme that Damac has developed as the community's primary lifestyle proposition. A 5-bedroom, 3,388 sq ft townhouse in Damac Lagoons Mykonos at AED 3,100,000 — at 25.71% below the derived OP and with buyer all-in over AED 1 million below the seller's disclosed total — is an extreme distress configuration that the Damac Lagoons Mykonos secondary market does not produce at this discount depth with any regularity.
Community and Lifestyle
- Damac Lagoons Mykonos — Mediterranean-themed cluster within Damac Lagoons
- Greek island-inspired architecture, streetscape, and community character
- Damac Lagoons Crystal Lagoon — large-format swimmable lagoon within the masterplan
- Beach club and waterfront recreation within the community
- 5 bedrooms — full family townhouse scale at AED 914/sqft
- 3,388 sq ft BUA — generous multi-level family living programme
- 2,400 sq ft plot — private outdoor space
- Damac developer — volume delivery track record, branded community management
Amenities
- Damac Lagoons Crystal Lagoon — large swimmable lagoon within the masterplan
- Mykonos-themed beach club and water recreation
- Community pools and aquatic facilities
- Community parks, jogging and cycling tracks
- Mykonos-themed retail and food and beverage within the cluster
- Damac Lagoons community retail and services
- 24/7 gated security and Damac community management
- Full service charge details available on request from Damac
Investment Case — AED 914/sqft, Buyer All-In AED 1.05M Below Seller Total
The investment case for this Damac Lagoons Mykonos 5-bedroom at AED 3,100,000 is defined primarily by the extreme depth of the super distress equity position it creates for the buyer from day one. At approximately AED 1,050,320 of structural equity between the buyer's all-in and the seller's disclosed total cost — on a purchase price of AED 3,100,000 — the buyer's starting equity position relative to the seller's cost basis is approximately 31.9% of the purchase price before any further market appreciation is assumed. This is not a projected or speculative equity position: it is derived directly and arithmetically from the seller's own disclosed total of AED 4,340,000 and the standard buyer fee structure applicable to this transaction. For an investor, this structural equity provides a margin of safety that the Damac Lagoons Mykonos market would need to decline by approximately 24% from the seller's total cost before the buyer's all-in position reaches zero equity — a scenario that would require the market to retrace to a level materially below this distress asking price. For a family end-user, the AED 914 per sq ft entry on a 5-bedroom, 3,388 sq ft Lagoons townhouse is the most capital-efficient pathway to a family-scale Mediterranean lagoon community home that the Damac Lagoons secondary market currently produces.
Estimated Buyer All-In Cost
- Purchase Price: AED 3,100,000
- DLD Transfer Fee (4%): AED 124,000
- DLD Administrative Fee: Approximately AED 580
- Agency Commission (2% + VAT): Approximately AED 65,100
- Total Estimated Buyer All-In: Approximately AED 3,289,680
- Buyer All-In vs Seller Total (AED 4,340,000): Approximately AED 1,050,320 BELOW — over AED 1 million below seller's disclosed total
Location and Connectivity — Damac Lagoons, Dubai
- Community: Damac Lagoons, Dubai
- Key Roads: Hessa Street (D61), Sheikh Mohammed Bin Zayed Road (E311), Al Khail Road (E44)
- Dubai Hills Mall: Approximately 15 to 20 minutes by car
- Tilal Al Ghaf: Approximately 5 to 10 minutes by car
- Mall of the Emirates: Approximately 20 to 25 minutes by car
- Downtown Dubai and Burj Khalifa: Approximately 25 to 30 minutes by car
- Dubai Marina and JBR: Approximately 25 to 30 minutes by car
- Dubai International Airport (DXB): Approximately 30 to 35 minutes by car
- Al Maktoum International Airport (DWC): Approximately 25 to 30 minutes by car
Why This Damac Lagoons Mykonos Listing Demands Immediate Action
- 25.71% below derived OP — approximately AED 1,073,077 saving vs seller's original price
- 28.57% below seller's total — AED 1,240,000 below the seller's own disclosed total of AED 4,340,000
- Extreme super distress — buyer all-in approximately AED 1,050,320 below seller's disclosed total — over AED 1 million below
- AED 914/sqft BUA — most competitive price-per-sqft for a 5-bedroom Mykonos townhouse in the current Damac Lagoons secondary market
- 5 bedrooms — full family-scale Mediterranean townhouse in a branded lagoon community
- 3,388 sq ft BUA — generous living programme at AED 914/sqft
- Damac Lagoons Mykonos — Crystal Lagoon, beach club, Mediterranean-themed community
- Seller total disclosed as AED 4,340,000 — arithmetic is fully transparent and independently verifiable
- Freehold — available to all nationalities worldwide
- Buyer all-in equity of approximately 31.9% of purchase price relative to seller's cost basis from day one
Golden Visa eligibility, rental and yield figures, handover timing and transport connectivity described above reflect source information published as at 17 August 2026 and can change. Confirm current status before relying on them.
