This is a 4-bedroom villa opportunity in Farm Grove 2, a sub-community within The Valley by Emaar, offering a built-up area of 5,581 sq.ft on a 5,579 sq.ft plot. The property is currently available at an asking price of AED 6,750,000, which reflects a 10.7% discount from the original reference price of AED 7,560,684. This equates to a price of AED 1,209 per square foot, positioning it attractively within the context of recent area transactions. The payment structure includes an immediate payment of AED 2,825,904 on transfer, with a remaining payment plan of AED 4,361,932, bringing the total buyer cost to AED 7,187,836. Handover is scheduled for Q4 2028, allowing for a medium-term investment horizon. The deal thesis centres on the combination of a substantial discount, a reputable developer, and the growth trajectory of The Valley as a maturing residential destination.
FARM GROVE 2 · The ValleyEmaar · The Valley
DISTRESS DEAL: 4-BR IN FARM GROVE 2
- Unit
- 4-BR
- Size
- 5581 sq.ft
- Developer
- Emaar
- Handover
- Q4 2028
The discount is measured against the original price + DLD recorded for this unit, not against a valuation.
Available when we last checked on 17 September 2026. The asking price shown is the one published when the listing was added on 29 June 2026, 80 days before that check, and it is not re-checked against the market automatically. Confirm availability and price with us before you act on it.
On this page
Quick navigation
The numbers
Payment breakdown
- Payment to sellerAED 2,388,068
- DLD Transfer fee (4% of OP + 40 AED)AED 290,836
- DLD Registration Trustee fee + 5%VATAED 5,250
- Buyer's agent comission 2% + 5%VATAED 141,750
- Total on transferAED 2,825,904
- 20% ConstructionAED 726,989
- 50% ConstructionAED 726,989
- 70% ConstructionAED 726,989
- 90% ConstructionAED 726,989
- On HandoverAED 1,453,976
- Total remaining payment planAED 4,361,932
Ask us to walk through this schedule, or to confirm the current balance with the developer before terms are agreed.
Ask about these termsLayout
Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
Farm Grove 2 is situated within The Valley, a master-planned community by Emaar located at the intersection of Al Ain Dubai Road (E66) and Jebel Ali - Lehbab Road (E77). This location provides direct access to key Dubai arterial routes, facilitating commutes to Downtown Dubai, Dubai International Airport, and other major employment hubs. The area is designed to offer a balance between urban connectivity and a more tranquil, suburban environment. While public transport options in The Valley are still developing, the road network ensures that residents can reach central Dubai in approximately 25-30 minutes by car. The ongoing infrastructure improvements in the wider Dubai South corridor are expected to further enhance accessibility over the coming years, supporting both end-user and investor appeal.
AMENITIES & SURROUNDING
Residents of Farm Grove 2 will benefit from a comprehensive suite of amenities shared with the wider The Valley community. These include landscaped parks, jogging and cycling tracks, an outdoor gymnasium, swimming pools, sports facilities, and dedicated children’s play areas. The community masterplan also features a farmers’ market, barbecue areas, and a variety of dining options, fostering a family-friendly environment. The district is designed with open green spaces and pedestrian-friendly pathways, encouraging an active lifestyle. Essential services such as retail outlets, schools, and healthcare facilities are planned within the broader community, with additional amenities available in neighbouring established areas. The focus on community-centric infrastructure is intended to support both owner-occupiers and tenants seeking a well-rounded living environment.
MARKET
From an investment perspective, this villa is priced below recent transaction levels observed in Farm Grove 2 and the broader The Valley area. Recent Dubai Land Department records indicate land and villa sales in the community ranging from AED 1,186 to AED 1,575 per square foot, with built-up villa transactions (e.g., a 4-bed villa at AED 1,223 per sq.ft in December 2025) providing a useful benchmark. At AED 1,209 per sq.ft, this property sits at the lower end of the spectrum, reflecting its distress status and offering a potential entry point for value-focused investors. The handover timeline to Q4 2028 introduces a degree of market risk, particularly around construction progress and future demand. However, Emaar’s track record in delivery and the ongoing maturation of The Valley as a residential hub provide mitigating factors. Rental demand for larger villas in emerging communities is typically driven by families seeking space and amenities, with liquidity supported by both end-users and investors. The payment plan structure may also appeal to buyers seeking staged capital deployment.
CONCLUSION
This 4-bedroom villa in Farm Grove 2 presents a discounted entry into a growing Emaar master community, with a price point that compares favourably to recent area transactions. The combination of a reputable developer, comprehensive amenities, and improving infrastructure underpins the investment case, though buyers should remain mindful of the medium-term handover horizon and the evolving nature of The Valley as a community. For investors seeking exposure to Dubai’s villa segment with a focus on capital appreciation and rentability, this opportunity offers a balanced risk-reward profile. The fundamentals suggest a compelling case for consideration within a diversified property portfolio.
Location
FARM GROVE 2 — The Valley, Dubai
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 4-BR IN FARM GROVE 2 behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.
The date this listing was added to our records. The asking price below is the one published then, and was still 80 days old when we last checked this listing on 17 September 2026. It is not re-checked against the market automatically, so confirm it with us before relying on it.
As stated on this listing: the asking price measured against the original purchase price recorded for this unit. It is not a discount to current market value and not a valuation — a unit priced below what it originally sold for may still be at or above what comparable units achieve today. Check the registered comparables before treating the gap as equity. It is not used in any calculation below.
The asking price divided by the stated size. Compare it against registered sales in the same building before deciding whether the asking price is competitive.
As stated on this listing. Rent cannot start before handover, so on an incomplete unit the early years of the schedule below are holding cost only.
Set service charge, maintenance & management, vacancy allowance above to see cash back — until then this figure would be assuming zero for them.
ROI and IRR are calculated on this figure: the price plus every cost of getting the keys.
No rental evidence is held for this unit. The rent figure is yours to set — we have not assumed one. Until you enter a gross annual rent, the yield, ROI/ROE and IRR figures reflect capital movement and costs only.
Figures marked “—” need service charge, maintenance & management, vacancy allowance entered above — we do not compute them on an assumed zero.
Cash-flow schedule — the 5-year figures the IRR is solved from (incomplete, see note)
| Year | Net operating income | Sale proceeds, net | Net cash flow |
|---|---|---|---|
| 0 · today | — | — | −AED 7,161,750 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 6,608,250 | AED 6,608,250 |
| Years 1–5 | AED 0 | AED 6,608,250 | AED 6,608,250 |
| Less the year-0 outflow of AED 7,161,750 → total profit | −AED 553,500 | ||
Exit at year 5: illustrative sale price AED 6,750,000 less selling costs AED 141,750 = AED 6,608,250 net. The final column is the schedule the IRR is solved from. Rent is held flat in nominal terms — the rent-growth field is at 0% — as is the service charge, so no inflation is assumed on either side. This audit table is arithmetic, so every row must resolve to a number — but service charge, maintenance & management, vacancy allowance are not set above, and the figures here currently assume zero for them. Nothing on this table should be read as a result until you set them; the headline tiles above withhold theirs for exactly this reason.
Sensitivity — the same purchase at −5% to +5% exit growth
| Exit growth | Exit price | Total profit | ROI | IRR |
|---|---|---|---|---|
| −5% p.a. | AED 5.22M | — | — | — |
| −3% p.a. | AED 5.80M | — | — | — |
| 0% p.a.your figure | AED 6.75M | — | — | — |
| 3% p.a. | AED 7.83M | — | — | — |
| 5% p.a. | AED 8.61M | — | — | — |
Each row re-runs the whole model with only the exit growth rate changed, over the same 5-year hold. The 0% and negative rows are not a worst case — they are simply what the same purchase returns if prices do not rise. Dubai prices have fallen in the past and can fall again. The return columns are shown as “—” until a gross annual rent is set; the total profit column reflects capital movement, purchase and sale costs and the service charge only.
Method
- Handover
- The date the unit is handed over, set in quarters from purchase. Gross rent, the vacancy allowance, maintenance and management, and the service charge all start there and not before — an unbuilt unit cannot be let and is not billed. The year handover falls in gets the exact fraction it is entitled to, not a rounded whole year. Capital growth is not treated this way: it compounds from today across the whole hold, because an off-plan unit can be sold before it completes. Where the holding period ends before handover, there is no operating income anywhere in the schedule and the whole return is capital movement less costs.
- Gross yield
- Gross annual rent ÷ purchase price. Before every cost. Where handover is in the future this is a stabilised full year from handover — a rate on the price, not a figure reduced by the construction period. The schedule shows what each year actually books.
- Net yield
- (Rent collected after the vacancy allowance − maintenance and management − service charge) ÷ purchase price. Stabilised on the same basis as the gross yield.
- Rent growth
- Compound annual movement in gross rent, applied from handover and stepping at each anniversary of it, which is when a tenancy renews. It may be negative. It does not touch the service charge, which is held flat in nominal terms.
- ROI
- Total profit over the whole hold ÷ total cash invested (price + all acquisition costs). Unlevered. Not an annual rate.
- ROE
- Total profit over the whole hold ÷ equity contributed (deposit + all acquisition and finance costs), after debt service. Levered. Not an annual rate.
- Cash-on-cash return
- Year-one operating cash flow, after debt service where there is a mortgage, ÷ cash invested. Reported separately from ROI/ROE and never merged with it. Year one means the first year of the schedule as it stands: where that year falls before handover it carries no rent, so on a mortgaged off-plan purchase the figure is negative — that is the year you fund out of pocket, and it is shown rather than smoothed away.
- IRR
- The annualised rate that discounts the dated cash-flow schedule above to a net present value of zero, solved numerically. Where the schedule has no sign change, or the solver does not converge on a single meaningful rate, we print “—” rather than substitute a simpler annualised-return figure.
Email my results
We’ll send this scenario — your assumptions and the figures they produce — to your inbox.
Set service charge, maintenance & management, vacancy allowance above and we can email you this scenario. Until then every headline figure reads “—”, because the model would otherwise be assuming zero for them — and we publish no figure for them.
An illustrative model, not a forecast, a valuation, an offer or investment advice. Every figure is generated from the assumptions on this page — some yours, the rest stated defaults, not promises. Rents, service charges, fees, vacancy, handover dates, financing terms and sale prices vary by unit and over time; past prices are not a guide to future prices. Returns are not guaranteed and capital is at risk.
Mortgage availability, loan-to-value, rate and term are subject to lender criteria and underwriting; nothing here indicates that finance will be offered. Figures exclude any tax payable in your country of residence — take independent financial, tax and legal advice before committing. Mitchell's Commercial Real Estate is a trading brand; the RERA-licensed broker is Stephen James Mitchell, BRN 68593.
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