DAMAC
Lagoons
Mediterranean-named clusters, townhouses handing over, apartments still being built.
DAMAC Lagoons is a townhouse community in Al Hebiah Fifth, next to Remraam, with clusters named after Mediterranean places such as Portofino, Costa Brava, Malta and Valencia, laid out around man-made lagoons and sandy edges. The idea is a holiday setting at a suburban price: water at the end of the street, palms, and townhouses in pale stone colours.
Two products trade here. Townhouses, which DLD registers as plot sales: 793 of them between January and September 2026, at a median value of AED 2.85M. And apartments, a newer addition: 1,717 off-plan flat sales at a median AED 1,828 per sq ft, led by Valencia with 1,277 sales at a median AED 785K. Altogether 2,510 sales worth AED 4.53bn.
There is no measurable yield yet. Every DAMAC Lagoons apartment is still off-plan, and townhouse sales here are registered as land plots without bedroom counts, or are off-plan, so there are no ready sales to set against villa rents. Any yield figure you are shown for the community today is a projection. Townhouses are being let: 286 villa and townhouse leases were registered with Ejari from July to September 2026.
Registrations peaked in Q2 at 1,145, against 492 in Q1, then fell to 873 in Q3. Valencia and Lagoon Views 13 apartments made up about two thirds of the year's sales (our calculation). The median off-plan flat price slipped from AED 1,866 per sq ft in Q2 to AED 1,693 in Q3 (DLD, moves with the mix). Citywide, ValuStrat's August 2026 index shows villas 1.7% and apartments 5.3% lower year on year.
Data as of September 2026. Sources are listed at the end of this guide.
Illustrative image
Illustrative imageRight for you.
Not right for everyone.
DAMAC Lagoons is a strong recommendation for the right profile. It's also wrong for investors whose objective doesn't match what the zone delivers. Here is our honest read.
- You want a new townhouse for AED 2.35M to 3M and can wait while the community fills in
- You are buying an off-plan apartment between AED 670K and 1.3M on a payment plan and will hold well past handover
- You plan to live in the townhouse or hold it for seven years or more
- You want a lagoon setting at a lower price than the established villa communities nearby
- You need rental income now from an apartment, or a measured townhouse yield before you buy
- You want a community that has been lived in for years, with every shop and school open
- You are counting on resale gains before handover: off-plan medians eased in Q3
- You want a large detached villa on a big plot
What trades in
DAMAC Lagoons now.
The busiest clusters by DLD registrations, January to September 2026. Prices are the DLD median for each cluster in that window. DLD flags plot-registered sales as ready, so check each townhouse's handover status.
What is being built,
and when.
- Al Fay Street developmentSourceContract awarded 19 Jan 2025Under construction
What we actually think about DAMAC Lagoons.
The townhouses are the reason to look at DAMAC Lagoons. A median AED 2.85M buys a new townhouse in a planned community with water features, below the AED 3.85M median for plot-registered villa sales in Mudon and AED 4.1M in DAMAC Hills over the same months (DLD; plot-registered sales, mixed townhouses and villas).
The apartments are a different proposition. Valencia and Lagoon Views 13 sell at about AED 1,800 per sq ft off-plan, above the AED 1,335 that ready flats fetch in neighbouring DAMAC Hills. Until the first buildings are let, nobody can show you the yield, and on today's evidence we would not buy them for income.
Check service charges and handover dates cluster by cluster. Lagoons and beaches carry upkeep costs that land in the service charge, which was not part of our data pull, so ask for the cluster's budget before you commit.
How much is a townhouse in DAMAC Lagoons in 2026?
Townhouse sales, which DLD registers as plot sales, had a median value of AED 2.85M between January and September 2026, and the bottom tenth started at AED 2.35M. Cluster medians ranged from AED 2.62M in Malta 1 to AED 3.0M in Costa Brava 1.
Are there apartments in DAMAC Lagoons?
Yes, all still off-plan in 2026. Valencia and Lagoon Views 13 led sales. The median studio sold for AED 733K, the median one-bedroom for AED 1.26M and the median two-bedroom for AED 1.83M (DLD, Jan to Sep 2026).
What rental yield does DAMAC Lagoons give?
We cannot measure one for 2026. Every apartment is still off-plan, and townhouse sales here are registered as land plots without bedroom counts, or are off-plan, so there are no ready sales to set against villa rents. Treat any yield quoted for the community as a projection. Townhouses are being let: 286 villa and townhouse leases were registered with Ejari from July to September 2026.
Did prices fall in DAMAC Lagoons in 2026?
Off-plan flat prices eased from a median AED 1,866 per sq ft in Q2 to AED 1,693 in Q3 (DLD), and quarterly sales fell from 1,145 to 873. Citywide, ValuStrat measured villas 1.7% lower year on year in August 2026.
Is DAMAC Lagoons a good investment?
As a long hold or a family home, the townhouses are priced below the plot-registered sales in DAMAC Hills and Mudon. As an income purchase, the case is not measured yet: leases are registered, but sales here carry no bedroom count to set them against.
Data as of September 2026
- Dubai Land Department open data, transactions, 1 Jan - 30 Sep 2026
- Dubai Land Department open data, Ejari rent contracts (flats), 1 Jul - 30 Sep 2026
- ValuStrat VPI via Khaleej Times, August 2026
- Property Finder, Valencia (DAMAC Lagoons) project page, Read Oct 2026
- RTA, Al Fay Street development contract, 19 Jan 2025
- Dubai Land Department open data, Ejari rent contracts (villas and townhouses), 1 Jul to 30 Sep 2026
Damac Lagoons Investment Guide: Prices, Rental Yield, Off-Plan Projects
Reviewed by Juan Mejia · 5 October 2026
DAMAC Lagoons, Dubai property investment
A DAMAC Lagoons investment can suit buyers seeking a Dubai townhouse, villa or apartment in a themed, lagoon-centred community. The decision depends on the unit’s entry price, construction stage, running costs and exit plan. M&M Real Estate can help international investors compare those factors and plan the purchase through to rental setup.
DAMAC Lagoons prices and property options
DAMAC Lagoons is a master-planned residential community in Al Hebiah Fifth, next to Remraam and near DAMAC Hills. The community is organised into Mediterranean-themed clusters around man-made lagoons. M&M’s project information describes townhouses and villas with four- to seven-bedroom layouts and sizes starting from 2,281 sq. ft. View the DAMAC Lagoons project overview.
Compare each unit’s entry price with its phase, condition and payment obligations before assessing value.
| Project or cluster | Property choice | Listed starting price |
|---|---|---|
| Lagoon Views | One- and two-bedroom apartments | AED 979,000 |
| Costa Brava | Townhouses and villas, with varied layouts | AED 1,450,000 |
| Nice | Four- and five-bedroom townhouses, six-bedroom villas | AED 1,706,000 |
| Mykonos | Four- and five-bedroom townhouses | AED 2,500,000 |
| Morocco | Four- to seven-bedroom townhouses and villas | AED 2,850,000 |
Starting prices provide a comparison point, and units within a cluster can differ in value. Compare like with like: cluster, layout, plot, view, condition, payment status and handover position all affect a unit’s resale appeal.
Rental potential, net return and ownership costs
For a rental forecast, use evidence for comparable completed homes and account for the time needed for handover, furnishing and tenant placement. Projected rent or capital appreciation is an assumption, not a promised outcome.
Estimate net return rather than stopping at gross rent. Build the calculation around expected rent and include purchase and registration costs, financing, service charges, maintenance, furnishing, property management and vacancy. Confirm the actual service-charge budget and which facilities are operating for the specific cluster, since planned amenities do not automatically create tenant demand.
Worked example: The Lagoon Views page lists a starting price of AED 979,000. This is a price illustration only, not a full acquisition-cost or rental-return calculation.
For DAMAC Lagoons rental prospects, assess the tenant’s daily needs as well as the lagoon lifestyle. Consider current road access, nearby schools and retail, commute routes, available parking and the facilities already open. If construction continues around the unit, consider how site activity and incomplete services could affect viewing appeal and occupancy.
Handover, payment plans and investment risks
DAMAC Lagoons handover timing is phase-specific. For example, individual projects have their own schedules. For example, the Lagoon Views page lists completion in Q1 2027, and the location guide describes Valencia’s developer-material handover as Q1 2029. These schedules relate to different projects, so community-wide progress does not confirm an individual unit’s readiness.
Before committing to DAMAC Lagoons off-plan, match the unit reservation and sale agreement to its phase-specific construction information. Review the SPA, outstanding instalments, handover terms and any charges due at completion. For details on escrow arrangements, RERA milestone approvals, Oqood registration, payment milestones and handover costs, see M&M’s Dubai off-plan buying guide.
Payment plans differ by project. Compare each schedule with your cash flow and likely exit date. A resale before handover may involve a smaller buyer pool and remaining instalments, while selling after completion introduces condition, service-charge and competing-supply considerations.
Construction progress, phased handovers and competing new supply can affect both rental demand and resale liquidity. A practical exit strategy should account for three possibilities: a permitted sale before handover, a sale after completion, or holding and renting through a slower market. For each route, understand the remaining payment obligations and the costs of keeping the property.
Choosing a cluster and comparing the local setting
There is no single best cluster for every investor. Choose according to budget, layout, likely end-user or tenant profile, phase status and the strength of comparable transaction evidence. A townhouse or villa may suit a family-focused buyer, while Lagoon Views offers apartments for investors considering a different unit size and rental audience.
When comparing an asking price with recent resale transactions, use homes in the same cluster and adjust for layout, plot, view, condition and handover status. Separate completed-unit transactions from off-plan assignments and plot-registered sales. Community averages help frame the market, but they cannot price an individual home or establish its likely resale time.
DAMAC Lagoons is in Al Hebiah Fifth beside Remraam.
Map description: Locate DAMAC Lagoons in Al Hebiah Fifth, beside Remraam. For a specific purchase, map the individual cluster entrance and the routes to the services a future tenant or buyer will use.
Compare DAMAC Lagoons with other Dubai property types by investment horizon and risk tolerance. An off-plan villa, a completed apartment and a townhouse in a developing cluster carry different construction, operating-cost and resale considerations. M&M can help analyse the alternatives across its Dubai off-plan properties and off-plan villas.
Why work with M&M on a DAMAC Lagoons purchase
M&M Real Estate is a Dubai property investment advisory for international investors. Its DAMAC Lagoons location guide and project pages give buyers a starting point for comparing clusters and unit types, while its advisory offer includes market and portfolio analysis, guidance on legal and tax structuring, and access to curated off-plan and off-market opportunities.
M&M describes an advisor supporting clients from the first analysis through purchase and rental setup. That can help investors from the UK, Spain, Italy and the GCC bring unit selection, ownership structure, funding schedule and exit planning into the same decision. The advice should begin with your objectives and costs, then test whether the property fits your investment horizon.
Client feedback
Speak with an M&M advisor about DAMAC Lagoons
Investment questions
Is DAMAC Lagoons a good investment?
It may suit investors seeking an off-plan home in a lagoon-centred community who can carry construction and resale risk. Assess the individual unit’s price, payment schedule, costs, tenant appeal and alternative exit plans; there is no assured rental yield or capital appreciation.
Is DAMAC Lagoons completed?
Completion depends on the project and phase. M&M’s project pages give schedules for individual developments, so use the relevant unit’s construction and handover information rather than treating the whole community as one delivery date.
Which cluster is best in DAMAC Lagoons?
The best fit depends on your budget, preferred layout and intended buyer or tenant. Compare cluster-specific pricing and facilities with comparable transactions, and check the unit’s phase and handover status before deciding.
What costs should I include when estimating net rental income?
Keep a cash-flow forecast and test how a period without a tenant would affect your ability to cover ongoing costs.
How can I compare an asking price with recent resale transactions?
Start with transactions in the same cluster and match the property type and layout as closely as possible. Adjust for plot, view, condition, construction stage and outstanding payment obligations, and distinguish completed homes from off-plan or plot-registered sales.
Should I sell before handover or hold the property to rent?
Compare the likely buyer pool, remaining instalments and sale terms for an early exit with the costs of completing and operating the property. Holding for rent also requires a realistic view of occupancy, furnishing, service charges and the possibility of a slower rental market.
How do I check construction progress and payment obligations?
Review the SPA, developer updates, project registration and phase-specific milestone information, then compare them with an on-site assessment. Confirm the instalments already paid, amounts still due and costs linked to handover for the particular unit.
Should I choose a townhouse or a villa?
Compare the available layout, plot, price and upkeep with the likely needs of your intended buyer or tenant. A property’s position within the cluster, view and access to operating facilities can matter as much as its broad category.
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Ask an M&M advisor to compare suitable clusters, review the payment schedule and construction stage, and assess rental or resale scenarios against your investment goals. You can also explore the full DAMAC Lagoons location guide and DAMAC Lagoons project details.
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