Distress Deal
Available when we last checked on 3 August 2026. The asking price shown is the one published when the listing was added on 29 June 2026, 35 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
The numbers
| UNIT PRICE | AED 6,880,000 |
| Payment to seller | AED 2,518,068 |
| DLD Transfer fee 4% + 40 AED | AED 275,240 |
| DLD Registration Trustee fee + 5%VAT | AED 5,250 |
| Buyer's agent comission 2% + 5%VAT | AED 144,480 |
| 20% Construction | AED 726,989 |
| 50% Construction | AED 726,989 |
| 70% Construction | AED 726,989 |
| 90% Construction | AED 726,989 |
| On Handover | AED 1,453,976 |
| Total on Transfer | AED 2,943,038 |
| Total remaining Payment Plan | AED 4,361,932 |
| TOTAL COST FOR BUYER | AED 7,304,970 |
Photography
Distress Deal
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 6,825,000, which reflects a 9% discount from the original reference price of AED 7,560,684. This equates to a price of AED 1,223 per square foot, positioning it attractively within the context of recent area transactions. The payment structure includes an immediate payment of AED 2,943,038 on transfer, with a remaining payment plan of AED 4,361,932, bringing the total buyer cost to AED 7,304,970. 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 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.
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.
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 1,223 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.
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. As always, prudent due diligence around project progress and market conditions is recommended, but the fundamentals suggest a compelling case for consideration within a diversified property portfolio.
Illustrative model
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 35 days old when we last checked this listing on 3 August 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.
Cash back is below cash out on these assumptions: over the whole hold this purchase returns less than it costs. Read the sensitivity table before drawing a conclusion.
This is the ROI and IRR denominator: the price plus every cost of getting the keys, not the price alone.
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.
| Year | Net operating income | Sale proceeds, net | Net cash flow |
|---|---|---|---|
| 0 · today | — | — | −AED 7,309,680 |
| 1 | −AED 100,458 | — | −AED 100,458 |
| 2 | −AED 100,458 | — | −AED 100,458 |
| 3 | −AED 100,458 | — | −AED 100,458 |
| 4 | −AED 100,458 | — | −AED 100,458 |
| 5 | −AED 100,458 | AED 6,735,520 | AED 6,635,062 |
| Years 1–5 | −AED 502,290 | AED 6,735,520 | AED 6,233,230 |
| Less the year-0 outflow of AED 7,309,680 → total profit | −AED 1,076,450 | ||
Exit at year 5: illustrative sale price AED 6,880,000 less selling costs AED 144,480 = AED 6,735,520 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.
| Exit growth | Exit price | Total profit | ROI | IRR |
|---|---|---|---|---|
| −5% p.a. | AED 5.32M | −AED 2.60M | — | — |
| −3% p.a. | AED 5.91M | −AED 2.03M | — | — |
| 0% p.a.your figure | AED 6.88M | −AED 1.08M | — | — |
| 3% p.a. | AED 7.98M | −AED 4k | — | — |
| 5% p.a. | AED 8.78M | AED 784k | — | — |
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.
We’ll send this scenario — your assumptions and the figures they produce — to your inbox.
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 Realty is a trading brand; the RERA-licensed entity is The Luxury Real Estate Brokers LLC.
FARM GROVE 2 — The Valley, Dubai
