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PAYMENT PLAN
UNIT PRICE | AED 22,500,000 |
PAYMENTS ON TRANSFER
1. Payment to seller | AED 2,953,518 |
2. DLD Transfer fee 4% + 40 AED | AED 900,040 |
3. DLD Registration Trustee fee + 5% VAT | AED 5,250 |
4. Buyer's agent commission 2% + 5% VAT | AED 472,500 |
PAYMENT PLAN SCHEDULE
20% | AED 5,584,709 |
On Handover | AED 13,961,773 |
SUMMARY
Total on Transfer | AED 4,331,308 |
Total remaining Payment Plan | AED 19,546,482 |
TOTAL COST FOR BUYER | AED 23,877,790 |
ABOUT THIS DEAL
DEAL SUMMARY
At AED 2,619 per square foot on 8,591 square feet of built-up area over an 8,310 square-foot plot, this 5-bedroom villa sits at the lower end of the Sobha Hartland and Mohammed Bin Rashid City luxury villa pricing band, which has traded in the 2,500 to 3,500 AED per square foot range on a BUA basis for comparable Sobha-branded stock. Villa rental yields across the district have historically tracked between 5 and 6 per cent gross, implying an indicative annual rental in the region of AED 1.1 million to AED 1.4 million against the entry price.
Sobha Estates is a gated ultra-premium villa sub-community, with buyer demand concentrated among high-net-worth end-user owner-occupiers and long-horizon capital-preservation investors rather than short-cycle yield seekers. Each villa's private swimming pool, entrance court with enclosed parking, rooftop terrace and absence of shared walls position the product within the luxury villa tier rather than the mid-market apartment segment. Tenant demand for this format exists among senior corporate executives and wealthy family renters but is thinner than for the district's apartment stock, with owner-occupier purchase the dominant buyer motivation.
PROJECT DESCRIPTION
OVERVIEW
Sobha Hartland 2 Villas refers to villa stock within Sobha Estates, a gated sub-community inside the Sobha Hartland 2 master-plan in Bu Kadra, Meydan, Mohammed Bin Rashid City. The development is delivered by Sobha Realty through its Sobha subsidiary and comprises approximately 50 three-storey villas in five and six-bedroom configurations, with plot sizes starting from 8,000 square feet. Construction commenced in October 2023 with handover scheduled for Q2 2027. Each villa features an entrance court with three-bay enclosed parking, a private swimming pool, a private garden and yard, an accessible rooftop terrace and no shared walls with neighbouring properties. Residents also have access to the community's central blue lagoon.
LOCATION AND MASTERPLAN CONTEXT
Sobha Hartland 2 forms the eastern extension of the established Sobha Hartland community, sitting within the wider Mohammed Bin Rashid City expansion south of Business Bay. The master-plan integrates high-rise apartment towers along a central lagoon with low-density villa clusters at its northern edge, where Sobha Estates is positioned. The total development area is referenced at approximately eight million square feet, with a significant allocation to landscaped open space. Sobha Estates is the gated villa sub-community within the master-plan, distinguished by plot-based luxury housing and lagoon frontage. Adjoining communities include Sobha Hartland, Azizi Riviera, Meydan and District One.
TRANSPORT AND ACCESSIBILITY
Vehicular access is via Ras Al Khor Road and Al Ain–Dubai Road, with onward connections to Business Bay, Downtown Dubai and Dubai Creek Harbour. Typical drive times under standard conditions are approximately 13 to 15 minutes to Dubai Mall and Downtown Dubai, 21 to 26 minutes to Palm Jumeirah and Jumeirah Beach Residence, and 14 minutes to Dubai International Airport. Al Maktoum International Airport at Dubai South is reachable within approximately 38 minutes. Public transport in the immediate precinct is limited and residents rely primarily on private vehicles. Planned infrastructure expansions within Mohammed Bin Rashid City may improve future public transport access.
AMENITIES AND FACILITIES
Each villa in Sobha Estates is a stand-alone three-storey dwelling with a private swimming pool, a private garden and yard, an entrance court with enclosed parking for three vehicles, and an accessible rooftop terrace. The combination of private outdoor space and no shared walls differentiates the sub-community from higher-density villa developments. Community-level amenities include access to the central blue lagoon within Sobha Hartland 2, alongside landscaped pedestrian corridors, green spaces and the cycle network distributed across the broader master-plan. The amenity profile reflects a lifestyle-led, end-user-oriented product rather than a yield-focused apartment configuration.
SURROUNDING INFRASTRUCTURE
Educational provision within a two to four-kilometre radius includes North London Collegiate School Dubai, Hartland International School, Swiss International Scientific School Dubai and the Rashid and Latifa Schools, offering British, American and International Baccalaureate curricula. Recreational anchors include The Track Meydan Golf, Meydan Racecourse, and Ras Al Khor Wildlife Sanctuary approximately 1.7 kilometres from the site. Retail, dining and entertainment provision at Dubai Mall and Downtown Dubai are accessible within the 13 to 15 minute drive window. Additional green space within a two-kilometre radius includes Riviera East Park and Sobha Hartland Estates Park. Hospitality within reach includes Meydan Hotel and Vida Creek Harbour.
MARKET POSITION AND INVESTMENT CONTEXT
Luxury villa product within the Sobha Hartland corridor and adjacent Mohammed Bin Rashid City villa communities has traded in a broad AED 2,500 to AED 3,500 per square foot band on a built-up-area basis for comparable five and six-bedroom stock, with Sobha-branded villas commanding a premium given the developer's build quality, private amenity provision and gated-community positioning. The segment sits firmly within the ultra-premium tier and draws demand primarily from high-net-worth end-user owner-occupiers rather than yield-focused investors, with rental yields on comparable Dubai luxury villas typically tracking in the 5 to 6 per cent gross range. Buyer motivations centre on long-term capital preservation, lifestyle amenity and plot ownership rather than short-horizon rental return, with the sub-community's private pools, lagoon access and gated security underpinning demand.
CONCLUSION
Sobha Hartland Villas sits within Sobha Estates, a low-density gated villa sub-community inside the wider Sobha Hartland 2 master-plan. The product combines Sobha Realty's developer reputation, a central Mohammed Bin Rashid City location, private plot ownership with a swimming pool and yard, and access to the community's blue lagoon. The district's proximity to Dubai Mall, Ras Al Khor Wildlife Sanctuary and Meydan Racecourse supports demand from high-net-worth end-user buyers. Key risk considerations are the extended construction horizon to 2027 handover, standard off-plan execution and handover risk, the thinner rental market for ultra-premium villa stock, and the broader master-plan supply pipeline Sobha is running across its Dubai portfolio.