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 8 September 2026, -36 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 6,528,000 |
| Original price + DLD 4% | AED 7,158,204 |
| Selling price | AED 6,528,000 |
| Discount | AED 630,204 (8.8%) |
| Developer | Emaar |
| Sub-community | The Valley |
| Property type | Villa |
| Plot | 5,500 sq.ft |
| Built-up area | 5,581 sq.ft |
| Price per sq.ft (BUA) | AED 1,170 |
| Floor | G+2 |
| View | Park |
| Handover | Q3 2028 |
| Source listing | distressonly.deals/u/k2wIdV — listed 8 September 2026 |
Distress Deal
This four-bedroom villa with a maid's room in Farm Grove 1, The Valley, is offered at AED 6,528,000. The source records an original price plus the 4% DLD fee of AED 7,158,204, so the asking figure sits AED 630,204, or 8.8%, below original price. The villa is a standalone house on a 5,500 sq.ft plot with 5,581 sq.ft of built-up area, arranged over ground plus two floors, which puts the entry basis at AED 1,170 per sq.ft on built-up area. It overlooks a park, carries a balcony and allocated parking, and is scheduled for handover in Q3 2028. The developer is Emaar. Two attributes carry disproportionate weight in a community of this type: it is standalone rather than semi-detached, and it faces open parkland rather than a neighbouring plot. The floor plan is available on request.
The Valley is Emaar's master community on the Dubai–Al Ain Road, the E66, on the south-eastern edge of the city where the urban area gives way to open desert. The road is the district's defining connection: it runs north-west into Dubai Silicon Oasis, Academic City and on towards Downtown, and south-east towards Al Ain. Emirates Road provides the orbital link west to Dubai South and the coast. Because the community sits beyond the dense middle ring, plot sizes and the distance between houses are noticeably more generous than in comparable communities closer in, and that spacing is the trade for the longer drive. Travel here is by car; the community is planned around internal loop roads, landscaped pedestrian routes and a central retail and community spine rather than public transport.
The Valley is planned around a set of shared community assets: the Town Centre retail and dining spine, Golden Beach, a sports village, landscaped parks and a network of cycling and running routes threaded between the residential clusters. Farm Grove takes its character from the agricultural theme that runs through this phase, with orchard and growing plots forming part of the landscaped fabric rather than being confined to a single park. Schools and nurseries are planned within the wider community, and Dubai Silicon Oasis and Academic City to the north-west carry the nearest established education and retail cluster. This particular villa faces a park, which means its principal aspect is onto landscaping rather than a neighbouring facade. For the full community amenity schedule and the villa's floor plan, please contact us.
The 8.8% reduction is measured against the original price plus the 4% DLD registration fee, the basis the source publishes. It compares the asking figure with what the first buyer committed; it is not a valuation against current resale evidence, and we have not attached one. At AED 1,170 per sq.ft on built-up area, the entry basis is low in absolute terms, which is characteristic of the outer master communities where land is less constrained. Note that the plot and the built-up area are close to identical here, at 5,500 and 5,581 sq.ft, so the house uses its plot intensively over three levels rather than spreading across it. With handover in Q3 2028, a buyer takes on the remaining developer instalments alongside the payment due to the seller at transfer. We hold the schedule and will take you through it.
This suits a family buyer who wants a standalone four-bedroom house with a maid's room, a park aspect and a generous plot, and who is content to wait until 2028 and to drive. The standalone configuration and the parkland outlook are the parts of the proposition that cannot be replicated by a later purchase in the same phase, and they are usually the first attributes to be taken up. An 8.8% reduction against original price is moderate rather than dramatic, so the case rests on the house, the plot and the position within the community. Before an offer we will confirm the outstanding instalments, the transfer costs and the seller's position. For the floor plan, the payment schedule and current availability, please get in touch.
Illustrative model
Set your own assumptions and see how DISTRESS DEAL: 4-BR + Maid's IN FARM GROVE 1 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 -36 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.
Set service charge, maintenance & management, vacancy allowance above to see cash back — until then this figure would be assuming zero for them.
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.
Figures marked “—” need service charge, maintenance & management, vacancy allowance entered above — we do not compute them on an assumed zero.
| Year | Net operating income | Sale proceeds, net | Net cash flow |
|---|---|---|---|
| 0 · today | — | — | −AED 6,926,208 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 6,390,912 | AED 6,390,912 |
| Years 1–5 | AED 0 | AED 6,390,912 | AED 6,390,912 |
| Less the year-0 outflow of AED 6,926,208 → total profit | −AED 535,296 | ||
Exit at year 5: illustrative sale price AED 6,528,000 less selling costs AED 137,088 = AED 6,390,912 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.
| Exit growth | Exit price | Total profit | ROI | IRR |
|---|---|---|---|---|
| −5% p.a. | AED 5.05M | — | — | — |
| −3% p.a. | AED 5.61M | — | — | — |
| 0% p.a.your figure | AED 6.53M | — | — | — |
| 3% p.a. | AED 7.57M | — | — | — |
| 5% p.a. | AED 8.33M | — | — | — |
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.
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.
FARM GROVE 1 — The Valley, Dubai
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