Damac Ibiza Damac Lagoons Dubai

Ibiza is a cluster of 731 townhouses in DAMAC Lagoons, the swimmable-lagoon master community next to DAMAC Hills in Dubailand. The homes are 4 BHK on two floors and 5 BHK on three, with built-up areas from about 2,273 to 3,398 sq ft. The source listing shows it from AED 2.1 million, about Rs 5.41 crore at Rs 25.75 per dirham, which on a 2,282 sq ft 4 BHK is about AED 920 per sq ft. The plan is 20/40/40 and the handover date on record runs from Q4 2025 on DAMAC's own page to Q2 2026 on Metropolitan.

Both dates have passed, and no source we checked confirms that Ibiza has handed over, though the neighbouring Santorini cluster began delivering in November 2025. That, plus DAMAC's record of 6 to 12 month delays on its 2023-24 handovers, is the frame for everything below: a cheap, Golden Visa-qualifying family house from a developer that finishes, but late.

At a glance

Price and unit pricing

The spread from AED 1.96 million to AED 3.02 million for the same 4 BHK is launch price versus resale asking price, and it tells you the launch stock is largely gone. Benchmarks for the community do not help much: one 2026 guide puts Lagoons townhouses at AED 545 to 850 per sq ft, another puts apartments and townhouses together at AED 1,150 to 1,750. That gap says the resale market is young and unsettled. At AED 920 per sq ft the listed price sits above the first benchmark and well below the second, which is a fair place to be for a lagoon-front cluster.

Payment plan and total cost

The plan is 20% on booking, 40% in instalments during construction, 40% on handover. If the cluster has completed, 60% is due now and 40% with the keys.

Service charges are where the guides disagree most. One puts DAMAC Lagoons at AED 6 to 8 per sq ft, another at AED 14 to 18; on a 2,282 sq ft townhouse that is anywhere from AED 14,000 to 41,000 a year. The difference may be the basis (plot versus built-up) or the year. Get DAMAC's figure for this cluster in writing before you sign.

Location and connectivity

DAMAC Lagoons sits beside DAMAC Hills in Dubailand, reached from Hessa Street and Sheikh Zayed bin Hamdan Al Nahyan Street. It is a car community: no metro, and 25 to 30 minutes to most of Dubai off peak.

• DAMAC Hills, Trump International Golf Club: next door
• Dubai Sports City, Motor City: about 10 to 15 minutes
• Global Village, Dubai Autodrome: nearby
• Mall of the Emirates: about 25 minutes
• Al Maktoum International Airport: about 25 to 30 minutes

What it is like: a Mediterranean-themed master community built around swimmable lagoons and beaches, with each cluster carrying a resort-town name and a theme; Ibiza's is beach clubs and open-air venues. Santorini is occupied; most other clusters are handing over through 2026 and 2027, so expect construction traffic and unfinished amenities for a while.

Amenities and specifications

Each townhouse has a garden, a patio, a carport, a laundry and storage room, a balcony and a terrace. Community amenities centre on the lagoon and its beaches, with the Ibiza cluster themed around a party-beach vibe with clubs, open-air venues and water sports, per DAMAC. Kitchen appliances and flooring are not itemised; the finished Santorini townhouses next door are the closest evidence of what DAMAC delivers in this community. Final as per the SPA.

About the developer

DAMAC Properties, founded in 2002, has handed over 50,000 homes and has more than 54,000 under construction. In 2026 it announced the delivery of 8,800 units across Dubai, with DAMAC Lagoons the largest single component, and awarded over AED 10 billion of construction contracts in the first half of the year. Lagoons handovers began with Santorini in November 2025. The weakness is timing: DLD data shows an average delay of 6 to 12 months on DAMAC projects delivered in 2023-24, at the upper end of the sector, and handover delays are the most common complaint in buyer reviews.

For overseas buyers

Any nationality. Dubai's designated freehold areas are open to buyers of every nationality, resident or not: no local partner, no residence visa needed in order to buy, and the Land Department issues the title deed in your own name. On the AED 2.10 million entry price the 4% Dubai Land Department transfer fee is about AED 84,000 (USD 22,900), and registration, trustee and agency charges take the all-in cost to roughly 6% to 7% over the price. UAE banks lend non-residents about 50% to 60% of the price, which is why the developer payment plan above carries most overseas purchases. The paragraphs below work the numbers for an Indian buyer, the largest single group buying in Dubai, but the ownership, visa and yield rules are the same whatever passport you hold.

Ownership. DAMAC Lagoons is freehold. You get an Oqood during construction and the DLD title deed at handover, and a townhouse deed includes the plot.

Remitting. About AED 2.19 million all in is roughly USD 595,000, above a couple's combined USD 500,000 annual LRS limit, so plan it across two financial years; the 20/40/40 plan spreads it naturally. Tax collected at source applies above the annual threshold and is creditable in your Indian return.

Golden Visa. Every 4 BHK at or above AED 2 million qualifies on its own. This is one of the cheapest Golden Visa-qualifying houses in Dubai.

Yield and tax. One 2026 guide puts Lagoons gross yields at 5.5 to 7%, with delivered clusters at 6.5 to 8% and ready units renting for AED 100,000 to 180,000 a year. On AED 2.1 million a 4 BHK needs about AED 126,000 for 6%. Ibiza has no rental history yet. No UAE tax; in India the rent is income from house property with the 30% deduction, and the asset goes in Schedule FA.

Exit. 731 units in this cluster and thousands across Lagoons will hand over within a year or two of each other, so resale in 2026-27 competes with a flood of similar homes. A five-year hold lets the community mature and the supply clear.

Pros

• A 4 BHK house from AED 2.1 million, Golden Visa included
• About AED 920 per sq ft
• Santorini next door is finished, proving the master plan
• Lagoons is first in DAMAC's 2026 delivery queue
• Garden, carport, gated beach community for families

Cons

• Handover dates passed without confirmation
• DAMAC's 6 to 12 month delay average
• 731 units handing over together
• Benchmarks and service charges disagree by a factor of two
• Car community, 25 to 30 minutes from central Dubai

Who this is for

• Indian families who want a house, a garden and a Golden Visa for the price of a Business Bay 1 BHK
• Five-year holders who can wait for the community to fill in
• Buyers who prefer a big developer's master plan to a small tower

Who should look elsewhere

• Anyone who needs keys today; see the finished Santorini cluster
• Buyers who want a later, larger Lagoons cluster with a firmer date; compare Morocco
• Yield investors who want apartment returns

Our verdict

Good value, uncertain timing. AED 2.1 million (about Rs 5.41 crore) for a 4 BHK lagoon-community townhouse at AED 920 per sq ft is fair and clears the Golden Visa line, but the handover status must be confirmed, the service charge pinned down, and a five-year hold accepted. See all Dubai projects we track and our full project list.

Run this project's numbers yourself. The calculator opens on the price and unit size above; change the currency, the rent or the mortgage and it recalculates the fees, the cash you need on day one and the net rent.

FAQs

What is the price of Ibiza at DAMAC Lagoons?

The source listing shows it from AED 2.1 million, about Rs 5.41 crore at Rs 25.75 per dirham, for a 4 BHK townhouse. Bayut's current 4 BHK listings run AED 2.25 to 3.02 million and one broker printed AED 1,959,000. On a 2,282 sq ft built-up 4 BHK the listed price is about AED 920 per sq ft.

What is the payment plan?

20% on booking, 40% during construction and 40% on handover, per Metropolitan and the portals. The 4% DLD fee and the Oqood fee are extra. If the cluster is complete, 60% is due now.

When is the handover?

Q4 2025 on DAMAC's page and Q2 2026 on Metropolitan. Both have passed and no source we checked confirms handover in Ibiza. DAMAC began handing over the neighbouring Santorini cluster in November 2025.

How big are the townhouses?

Built-up areas run from about 2,273 to 3,398 sq ft; a 4 BHK is about 2,282 sq ft on two floors and a 5 BHK is on three floors. Plots are about 1,550 to 2,340 sq ft on the neighbouring Mykonos cluster, which uses similar layouts.

Does it qualify for the Golden Visa?

Yes. Every 4 BHK at or above AED 2 million qualifies on its own; the listed AED 2.1 million clears the threshold.

What rental yield does DAMAC Lagoons give?

One 2026 guide puts gross yields at 5.5 to 7% across the community and 6.5 to 8% for delivered clusters, with ready units renting for AED 100,000 to 180,000 a year. On AED 2.1 million a 4 BHK would need about AED 126,000 for 6%. There is no rental history for Ibiza itself yet.

What is the service charge?

Guides disagree: one puts DAMAC Lagoons at AED 6 to 8 per sq ft, another at AED 14 to 18. On 2,282 sq ft that is AED 14,000 to 41,000 a year. Ask DAMAC for the cluster's actual rate.

What is DAMAC's delivery record?

50,000 homes since 2002, 8,800 units in 2026 with Lagoons the largest part, and 54,000 under construction. DLD data shows its 2023-24 handovers averaged 6 to 12 months late.

Can a foreign national buy in DAMAC Lagoons?

Yes. It is a freehold community and the DLD issues the title deed in your name. About AED 2.19 million all in is roughly USD 595,000, so a couple remits it under the USD 250,000 per person per financial year LRS (the Reserve Bank of India's Liberalised Remittance Scheme) limit across two financial years, which the 20/40/40 plan accommodates. Buyers of any other nationality can own on the same terms: Dubai's designated freehold areas are open to all nationalities, there is no residency requirement and no local partner, and the Land Department issues the title deed in your own name.

Ask Realty Hunting for the current Ibiza availability with plot and built-up areas, and we will confirm the handover status and the cluster service charge with DAMAC before you book.