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.
Available
FARM GROVE 1 · The Valley
FARM GROVE 1 · The ValleyEmaar · The Valley
DISTRESS DEAL: 4-BR + Maid's IN FARM GROVE 1
Asking priceAED 6,528,000AED 1,170 per sq.ft
Original price + DLDAED 7,158,204
DiscountAED 630,2048.8% below original price
- Unit
- 4-BR + Maid's
- Size
- 5,581 sq.ft
- Developer
- Emaar
- Handover
- Q3 2028
The discount is measured against the original price + DLD recorded for this unit, not against a valuation.
Available
Listed 8 September 2026Status confirmed 17 September 2026
Available when we last checked on 17 September 2026. The asking price shown is the one published when the listing was added on 8 September 2026, 9 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
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The numbers
Payment breakdown
Total cost for buyerAED 6,945,694The unit price plus the transfer fees and commission — the whole commitment, not the headline.
Unit priceAED 6,528,000
Fees and commissionAED 417,694
Step 01Due at transferAED 3,504,251Payable when the unit transfers to the buyer.
- Payment to sellerAED 3,086,557
- DLD Transfer fee (4% of OP + 40 AED)AED 275,356
- Trustee Office FeeAED 5,250
- Buyer's Agency Commission (2% + VAT)AED 137,088
- Total on transferAED 3,504,251
Step 02Payable to Emaar after transferAED 3,441,443The balance of the payment plan, which the buyer takes over.
- 24-MAR-2027AED 688,289
- 12-AUG-2027AED 688,289
- 07-FEB-2028AED 688,289
- On Handover (31-DEC-2028)AED 1,376,576
- Total remaining payment planAED 3,441,443
Ask us to walk through this schedule, or to confirm the current balance with the developer before terms are agreed.
Ask about these termsUnit details
- Property type
- Villa
- Plot
- 5,500 sq.ft
- Floor
- G+2
- View
- Park
Layout
Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
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.
AMENITIES & SURROUNDING
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.
MARKET
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.
CONCLUSION
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.
Location
FARM GROVE 1 — The Valley, Dubai
Illustrative model
Scenario modeller
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.
Listed
8 September 2026
The date this listing was added to our records. The asking price below is the one published then, and was still 9 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.
Below original price
8.8%
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.
Asking price per sq.ft
AED 1,170/sqft
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.
Handover
Q3 2028
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.
Total cash investedThe purchase price plus every cost of getting the keys. It is the denominator of the ROI, ROE and IRR figures.
AED 6.93M
Price plus every acquisition cost
Illustrative exit price
AED 6.53M
After 5 yr at 0.0% p.a.
Total profit, capital onlyCapital movement over the hold, less every purchase and sale cost and the service charge. It carries no rental income at all, because no rent has been set.
—
Set service charge, maintenance & management, vacancy allowance above
Net yieldNet operating income (rent collected less management, maintenance and service charge) divided by the purchase price. It cannot be calculated until a gross annual rent is set.
—
Set a gross annual rent
Cash out, and cash back over 5 years
Set service charge, maintenance & management, vacancy allowance above to see cash back — until then this figure would be assuming zero for them.
Cash required at completion
Purchase priceAED 6,528,000
DLD transfer fee (4%)AED 261,120
Agency fee (2%)AED 130,560
VAT on agency fee (5%)AED 6,528
Conveyancing, trustee & adminAED 0
Total cash investedAED 6,926,208
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.
Annual operating position
Gross annual rentAED 0
Vacancy allowance (not set)—
Maintenance & management (not set)—
Service charge (5,581 sq ft at a rate not yet set)—
Net operating income—
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 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.
Sensitivity — the same purchase at −5% to +5% exit growth
| 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.
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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