DISTRESS DEAL: 5-BR IN ADDRESS VILLAS TIERRA

OVERVIEW

This 5-BR in Address Villas Tierra is a new Distress Deal at AED 18,350,000. The source listing shows an original price plus DLD of AED 20,935,084, so the current asking price is AED 2,585,084 lower and 12.3% below original price plus DLD. The unit is recorded as Villa, with 10,311 sq.ft and plot size 10,129 sq.ft. Handover is listed as 2029.

LOCATION & TRANSPORT

Address Villas Tierra is positioned in The Oasis, Dubailand, with Propsearch coverage recorded at https://propsearch.ae/dubai/tierra-address-villas. The location should be reviewed in the context of the wider Dubai road network, the surrounding master community and the project's handover timing. For buyers, the key question is whether the entry price gives enough margin against comparable inventory in the same district, especially where the source listing is off-plan rather than ready for immediate occupancy. The location score should therefore be read alongside access, community maturity, likely handover liquidity and the depth of comparable stock available before completion.

AMENITIES & SURROUNDING

The source listing identifies the developer as Emaar and records the asset type as Villa. Amenity and lifestyle value should be assessed through the Propsearch project page and the original distressonly.deals media before publication images are selected manually. This listing has been created without automated hero or floorplan image selection, so the visual presentation remains subject to Stephen's manual image review. The written record is intentionally financial-first: the media, floorplan and project imagery should confirm the unit positioning before the listing is treated as front-end complete.

MARKET

At AED 1,780 per sq.ft, the current price gives a clear basis for comparison against nearby off-plan and resale stock. The payment-plan image shows AED 4,259,079 payable to the seller, with transfer-side costs of AED 734,040 DLD, AED 5,250 trustee fee and AED 385,350 buyer's agent commission including VAT. Total on transfer is AED 5,383,719. The remaining developer payment plan totals AED 14,090,921, with 6 instalment rows recorded from the source payment-plan image. Total buyer cost is AED 19,474,640.

CONCLUSION

This listing should be reviewed as a value-led distress opportunity rather than a generic project listing. The discount, payment timing, unit size and handover date are the main decision points. If the manual image review confirms that the project and floorplan media are suitable, the listing gives buyers a concise way to compare Address Villas Tierra against similar stock while keeping the original distressonly.deals source link available for verification. The best buyer fit is someone who values a documented discount, understands the remaining payment exposure and is comfortable completing final image and project checks before committing. That keeps the listing concise, consistent and focused on the numbers that matter most.