Distress Deal

DISTRESS DEAL: 5-BR IN ADDRESS VILLAS TIERRA

Asking PriceAED 18,350,000

Below Original Price12.3%

Size10,311 sq.ft

Bedrooms5

Price / Sq.FtAED 1,780

HandoverQ2 2029

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 18,350,000

PAYMENTS ON TRANSFER

1. Payment to seller	AED 4,259,079
2. DLD Transfer fee 4% + 40 AED	AED 734,040
3. DLD Registration Trustee fee + 5%VAT	AED 5,250
4. Buyer's agent commission 2% + 5%VAT	AED 385,350

PAYMENT PLAN SCHEDULE

10-Jun-2026	AED 2,012,989
2-Jan-2027	AED 2,012,989
2-Jun-2027	AED 2,012,989
15-Feb-2028	AED 2,012,989
16-Sep-2028	AED 2,012,989
On Handover (30-Jun-2029)	AED 4,025,976

SUMMARY

Total on Transfer	AED 5,383,719
Total remaining Payment Plan	AED 14,090,921
TOTAL COST FOR BUYER	AED 19,474,640

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Distress Deal

PROJECT DESCRIPTION

OVERVIEW

This five-bedroom villa in Address Villas Tierra, part of The Oasis by Emaar in Dubailand, is offered as a distress deal at AED 18,350,000. This represents a 12.3% discount to the original price of AED 20,935,084, equating to a reduction of AED 2,585,084. The built-up area is 10,311 sq.ft, with a price per square foot of AED 1,780. The villa is scheduled for completion in Q2 2029 and is offered on a structured payment plan, with a significant portion payable on transfer and the remainder in instalments through to handover. The immediate investment case is clear: this is a branded, large-format villa in a new Emaar master community, offered below the initial launch price, with a payment schedule that reduces upfront capital exposure. The buyer is securing a future-ready, high-specification villa in a planned lifestyle district, with the entry basis set below current developer pricing for comparable units.

LOCATION & TRANSPORT

Address Villas Tierra is positioned within The Oasis, a master-planned community by Emaar located in Dubailand, off Yalayis Street (D57) and Jebel Ali Al Hibab Road. The area is set to benefit from ongoing infrastructure development, with planned access routes connecting to key Dubai corridors such as Sheikh Zayed Road and Emirates Road. While the immediate area is still under development, the long-term connectivity is expected to support both resident convenience and future resale demand. The wider Dubailand district is already established as a residential and leisure destination, with proximity to Dubai Sports City, Motor City, and Arabian Ranches. For investors, the transport profile means the villa will appeal to buyers and tenants seeking suburban space with access to major employment and lifestyle hubs. As the community matures, public transport and road improvements should further enhance accessibility.

AMENITIES & SURROUNDING

Residents of Address Villas Tierra will have access to a comprehensive set of amenities shared with the wider Oasis community. Planned features include landscaped parks, jogging and cycling tracks, community beaches, outdoor fitness areas, sports courts, swimming pools, and children’s play zones. The masterplan also includes mosques, schools, a shopping centre, restaurants, cafes, and spa facilities. The architectural design of the villas is contemporary, with an emphasis on maximising natural light and views. The development’s partnership with Address Hotels + Resorts suggests a hospitality-influenced service environment, likely to include concierge and facility management. The surrounding infrastructure is designed to support a resort-style residential experience, with green spaces and water features integrated throughout the community. This amenity profile positions the project as a lifestyle-led address, appealing to families and end-users seeking a blend of privacy, recreation, and convenience.

MARKET

At AED 1,780 per sq.ft, this villa is priced below the original developer launch and below many current listings for comparable branded villas in new Dubai communities. The Address brand association typically commands a premium, reflecting both the design and the service proposition. The five-bedroom layout, with over 10,000 sq.ft of built-up area, targets a buyer profile seeking substantial space and a branded environment, whether for end-use or long-term rental. Liquidity for large off-plan villas in emerging master communities can be variable, especially in the early stages of development. However, Emaar’s track record and the Address branding provide a degree of market confidence. Rentability will depend on the pace of community completion and the evolution of local amenities. Risks include construction timelines, future service charges, and the absorption rate for large villas in Dubailand. The payment plan structure reduces initial capital risk, but investors should factor in the long holding period before handover and the need for ongoing market monitoring as the project progresses.

CONCLUSION

This distress deal offers an investor the opportunity to secure a substantial, branded villa in a major new Emaar community at a visible discount to original pricing. The payment plan structure allows for staged capital deployment, which can be attractive in a market where liquidity and timing are key considerations. The main strengths are the scale of the villa, the Address branding, and the planned amenity environment. The principal risks are the long lead time to completion, the evolving nature of the surrounding district, and the need to underwrite future service charges and market absorption. For buyers comfortable with a medium-term investment horizon and seeking exposure to Dubai’s branded villa segment, this deal presents a balanced entry point. The discount is meaningful, provided the investor is prepared for the typical risks associated with large-scale, off-plan community developments.

Illustrative model

Scenario modeller

Set your own assumptions and see how DISTRESS DEAL: 5-BR IN ADDRESS VILLAS TIERRA 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

ADDRESS VILLAS TIERRA — The Oasis, Dubai

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