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DLD · MEDIAN 12M TO JUL 2026
DISTRESS DEAL: 4-BR + MAID - THE WILDS - CASSIA

Distress Deal

DISTRESS DEAL: 4-BR + MAID - THE WILDS - CASSIA

Asking PriceAED 6,600,000
Below Original Price3.4%
Size3,393 sq.ft
Plot Size4,397 sq.ft
BUA3,393 sq.ft
Bedrooms4
Price / Sq.FtAED 1,945
HandoverQ4 2028
Sold
Listed 13 March 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 13 March 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 6,600,000

PAYMENTS ON TRANSFER

1. Payment to seller AED 1,674,923
2. DLD Transfer fee 4% + 40 AED AED 264,040
3. DLD Registration Trustee fee + 5% VAT AED 5,250
4. Buyer's agent commission 2% + 5% VAT AED 138,600

PAYMENT PLAN SCHEDULE

25/10/2026 AED 656,676
25/06/2027 AED 656,676
25/02/2028 AED 656,676
25/10/2028 AED 656,676
Handover AED 2,298,373

SUMMARY

Total on Transfer AED 2,082,813
Total remaining Payment Plan AED 4,925,077
TOTAL COST FOR BUYER AED 7,007,890

Distress Deal

PROJECT DESCRIPTION

OVERVIEW

This 4-bedroom plus maid's home in The Wilds - Cassia is listed as a Distress Deal at AED 6,600,000. Against the AED 6,829,439 original price, the current position shows a 3.4% discount and a saving of AED 229,439. The available details record a 4,397 sq.ft plot and 3,393 sq.ft BUA, with handover listed for Q4 2028. The developer is Aldar and the location is Wadi Al Safa 3.

LOCATION & TRANSPORT

The Wilds - Cassia is positioned in Wadi Al Safa 3, within Dubai's expanding inland residential corridor. The setting is aimed at buyers looking for larger low-rise homes, outdoor space and a more suburban lifestyle profile. Road access connects the area back toward Dubailand, Al Barari, Majan and the wider Sheikh Mohammed Bin Zayed Road network by car.

AMENITIES & SURROUNDING

The listing is a villa or townhouse-style family home rather than an apartment product. The recorded plot is larger than the BUA, giving the unit a meaningful land component and outdoor-use case. The Aldar developer profile is also relevant, as Aldar's Dubai expansion has become a recognised theme for buyers comparing newer villa communities today.

MARKET

At AED 1,945 per sq.ft on Plot 4,397 sq.ft BUA 3,393 sq.ft, the entry price gives buyers a clear numerical basis for comparing this The Wilds - Cassia unit against nearby stock. The current asking price is AED 6,600,000 against AED 6,829,439, showing a 3.4% discount before any buyer-side transfer costs. Investing in this property could offer capital appreciation potential, especially in a recovering market context, as well as yield benefits given the current price advantage. At AED 1,945 per sq.ft on the recorded BUA, the listing is not positioned as the deepest discount in the portfolio, but it gives buyers access to a newer Aldar-led community at a modest discount to original basis. The investment case rests on family demand, delivery of the wider community and future end-user appetite for low-rise homes in the Wadi Al Safa corridor. The asking price, discount, size and price per square foot are the core comparison points for buyer review. For comparison, the buyer should weigh Asking Price: AED 6,600,000, 3.4% below original price, Size: Plot 4,397 sq.ft · BUA 3,393 sq.ft and AED 1,945 against competing units before allowing for transfer costs and remaining payment-plan exposure.

CONCLUSION

This Wilds - Cassia Distress Deal offers a 4-bedroom plus maid's home at AED 6,600,000, with a 3.4% saving against the original price basis. It is best read as a family-sized Aldar entry with plot space, a Q4 2028 handover and a moderate discount buffer for patient buyers. The 3.4% discount is the main protection point for buyers assessing The Wilds - Cassia against competing resale and off-plan options.

Illustrative model

Scenario modeller

Set your own assumptions and see how DISTRESS DEAL: 4-BR + MAID - THE WILDS - CASSIA behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.

Purchase

The price you are actually considering.

Drives the service charge only.

Rent and service charge both start here.

Holding & income

Your figure — we have not assumed one.

0% holds rent flat. It may be negative.

8% is roughly a month plus re-letting.

Letting fees and routine repairs.

Replace with the building's own schedule.

Acquisition costs

4% is the Dubai standard.

Buyer-side. 5% VAT added.

Trustee, title deed, NOC.

Exit

1 to 40 years.

0% by default: we publish no price forecasts.

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

THE WILDS - CASSIA — Wadi Al Safa 3, Dubai

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