Distress Deal

DISTRESS DEAL: 4-BR IN SERRO

Asking PriceAED 7,550,000

Below Original Price8.7%

Size4,312 sq.ft

Bedrooms4

Price / Sq.FtAED 1,751

HandoverQ1 2030

Sold

Listed 21 May 2026Status confirmed 3 August 2026

This unit has sold and is no longer available. The page is kept as a record of a deal we transacted. Every figure on it — the asking price, the discount to original price and the payment schedule — is the position as listed on 21 May 2026 and is historic. It is not an indication of what the same unit, or a comparable one, would cost today.

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The numbers

Payment breakdown

UNIT PRICE

AED 7,550,000

PAYMENTS ON TRANSFER

1. Payment to seller	AED 396,901
2. DLD Transfer fee 4% + 40 AED	AED 302,040
3. DLD Registration Trustee fee + 5%VAT	AED 5,250
4. Buyer's agent commission 2% + 5%VAT	AED 158,550

PAYMENT PLAN SCHEDULE

18-JUN-2026	AED 794,789
20-SEP-2026	AED 794,789
20-MAR-2027	AED 794,789
20-SEP-2027	AED 794,789
12-MAR-2028	AED 794,789
17-AUG-2028	AED 794,789
23-JAN-2029	AED 794,789
31-MAR-2030	AED 1,589,576

SUMMARY

Total on Transfer	AED 862,741
Total remaining Payment Plan	AED 7,153,099
TOTAL COST FOR BUYER	AED 8,015,840

Photography

Gallery

Distress Deal

PROJECT DESCRIPTION

OVERVIEW

This 4-bedroom villa in Serro, The Heights, is presented as a distress deal at AED 7,550,000, reflecting an 8.7% reduction from the original price of AED 8,265,804. The built-up area is 4,312 sq.ft, with a plot size of 4,650 sq.ft, resulting in an entry price of AED 1,751 per sq.ft. The unit is scheduled for completion in Q1 2030, with a structured payment plan extending through to handover. The immediate investment thesis is clear: this is an early-stage opportunity to secure a large-format villa in an Emaar master community at a visible discount to the original launch price, with a payment schedule that reduces upfront capital exposure. For buyers seeking exposure to Dubai’s villa market with a longer-term horizon, the pricing and payment structure offer a measured entry point, especially given the current market’s appetite for branded, master-planned villa stock.

LOCATION & TRANSPORT

Serro is located within The Heights, a developing master community by Emaar in the Al Yelayiss 5 area. The Heights is positioned as a mixed-use district, with residential, leisure, and community facilities planned as part of the broader vision. Access is expected to be via the main arterial roads connecting to Sheikh Zayed Road and the wider Dubai road network, supporting straightforward commutes to employment hubs such as Dubai Marina, JLT, and Downtown. While public transport infrastructure is still developing in this corridor, the area’s master plan is designed to accommodate future connectivity, and private car use remains the primary mode of transport for residents. The location’s appeal will likely increase as the community matures and supporting infrastructure is delivered alongside residential handovers.

AMENITIES & SURROUNDING

Serro at The Heights is planned as a contemporary villa enclave with Mediterranean-inspired architecture, featuring whitewashed façades, terracotta accents, and landscaped green spaces. The community is expected to offer a range of amenities including parks, walking trails, children’s play areas, and community pools. The wider Heights master plan incorporates wellness-focused features such as meandering waterways, reflective pools, and club facilities, aiming to create a sense of belonging and community engagement. Retail, dining, and essential services are anticipated within the district, though early residents may initially rely on established centres in neighbouring areas until the local infrastructure is fully operational. The villa itself is designed with open-plan interiors, a balcony, private pool, and dedicated parking, aligning with current demand for functional family layouts and outdoor space.

MARKET

Dubai’s villa market has seen sustained demand, particularly for larger units in master-planned communities. Recent transaction data for Serro indicates land sales in the AED 1,343–1,762 per sq.ft range, with built-up villa pricing at the higher end reflecting finished product and developer premiums. The offered price of AED 1,751 per sq.ft is competitive against these benchmarks, especially considering the payment plan and the Emaar brand. The buyer profile for this asset is likely to be a mix of end-users seeking long-term family accommodation and investors targeting rental or resale upon completion. Risks to consider include construction timeline slippage, the pace of community infrastructure delivery, and the broader market’s absorption of new villa supply. However, Emaar’s track record and the master community context provide a degree of mitigation, and the discount to original price offers a buffer against moderate market fluctuations. Liquidity is expected to be supported by the ongoing demand for branded villas, though resale prior to completion may be more limited to buyers comfortable with off-plan transfers.

CONCLUSION

For investors seeking a measured entry into Dubai’s villa segment, this 4-bedroom Serro unit offers a clear value proposition: a visible discount to the original price, a phased payment plan, and positioning within a major Emaar master community. The main strengths are the size, layout, and anticipated amenity offering, balanced by the longer completion horizon and the need to monitor community infrastructure progress. The deal is best suited to buyers with a medium- to long-term outlook who are comfortable with off-plan risk in exchange for a lower entry basis. Provided the buyer is prepared for the timeline and has a clear view on the area’s development trajectory, this opportunity stands as a pragmatic way to secure future villa exposure at a below-market cost, with the added reassurance of Emaar’s delivery record and the evolving appeal of The Heights as a new Dubai residential address.

Illustrative model

Scenario modeller

Set your own assumptions and see how DISTRESS DEAL: 4-BR IN SERRO behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.

Purchase

Purchase price

The price you are actually considering.

Unit size

Drives the service charge only.

Time to handover

Rent and service charge both start here.

Holding & income

Gross annual rent

Your figure — we have not assumed one.

Rent growth

0% holds rent flat. It may be negative.

Vacancy allowance

8% is roughly a month plus re-letting.

Maintenance & management

Letting fees and routine repairs.

Service charge

Replace with the building's own schedule.

Acquisition costs

DLD transfer fee

4% is the Dubai standard.

Agency fee

Buyer-side. 5% VAT added.

Conveyancing, trustee & admin

Trustee, title deed, NOC.

Exit

Holding period

1 to 40 years.

Exit price growth

0% by default: we publish no price forecasts.

Sale agency fee

5% VAT added automatically.

Nothing to calculate yet

Enter the asking price to run the model.

Every figure recalculates as you type. Use the price you are actually considering.

How each figure is calculated

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.

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.

Location

SERRO — The Heights, Dubai

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