Distress Deal
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 14 April 2026 and is historic. It is not an indication of what the same unit, or a comparable one, would cost today.
On this page
The numbers
| UNIT PRICE | AED 22,500,000 |
| 1. Payment to seller | AED 2,953,518 |
| 2. DLD Transfer fee 4% + 40 AED | AED 900,040 |
| 3. DLD Registration Trustee fee + 5% VAT | AED 5,250 |
| 4. Buyer's agent commission 2% + 5% VAT | AED 472,500 |
| 20% | AED 5,584,709 |
| On Handover | AED 13,961,773 |
| Total on Transfer | AED 4,331,308 |
| Total remaining Payment Plan | AED 19,546,482 |
| TOTAL COST FOR BUYER | AED 23,877,790 |
Photography
Distress Deal
This five-bedroom villa in Sobha Hartland II is being offered as a distress deal at AED 22,500,000, reflecting a 22.5% discount from the original price of AED 29,040,478. The property sits on a plot of 8,310 sq.ft with a built-up area of 8,591 sq.ft, resulting in an entry basis of approximately AED 2,619 per sq.ft. The villa is a Type C configuration within Villa Cluster B, featuring a ground plus two upper floors, private pool, balconies, and dedicated parking. Handover is scheduled for Q2 2027, so the immediate investment thesis is a forward-purchase at a material discount to the original developer price, with a payment plan structure that reduces upfront capital outlay. The headline case is the ability to secure a large, new-build villa in a master-planned community at a significant discount, with a clear payment schedule and a defined completion timeline.
Sobha Hartland II is located in Mohammed Bin Rashid City, a central corridor between Downtown Dubai and the established residential districts of Meydan and Ras Al Khor. The area benefits from proximity to key arterial roads, including Al Khail Road and Ras Al Khor Road, offering direct access to Downtown, Business Bay, and Dubai International Airport. For residents, this means commute times to the city’s main business and leisure hubs are generally under 20 minutes by car. Public transport is still developing in the immediate area, so private vehicles, taxis, and ride-hailing services remain the primary modes of transport. The location is positioned to appeal to buyers seeking a balance between city access and a quieter, master-planned residential environment. The area’s ongoing infrastructure development is expected to further improve connectivity and support long-term demand.
Sobha Hartland II is designed as a gated, master-planned community with a focus on green spaces, water features, and integrated amenities. Residents will have access to landscaped parks, walking trails, and a central lagoon, as well as community pools, gyms, and children’s play areas. The wider Hartland development includes international schools, retail outlets, cafes, and healthcare facilities, creating a self-contained environment for families. The villa cluster itself is positioned to benefit from privacy and direct access to community features, while the surrounding district is expected to see further amenity growth as development progresses. The project’s emphasis on greenery and open space distinguishes it from denser urban districts, supporting both end-user and rental appeal for those prioritising lifestyle and environment.
At AED 2,619 per sq.ft, this villa is priced below the original developer launch and at a visible discount to current resale and off-plan listings in comparable master-planned villa communities. The payment plan structure, with staged payments through to handover in 2027, reduces immediate capital commitment and may appeal to both investors and end-users seeking flexibility. The main investor case is the discount to original price, which provides a buffer against future market volatility and potential for capital appreciation as the wider Hartland II community matures. Liquidity for large villas in this segment is typically driven by family buyers and long-term residents, with rental demand supported by the area’s schools and proximity to central Dubai. Risks include construction and handover timelines, evolving community infrastructure, and the broader supply pipeline in the MBR City corridor. However, the scale of the discount and the established reputation of the developer, Sobha, provide a degree of downside protection relative to newer or less proven projects.
For investors seeking exposure to Dubai’s villa market with a forward-purchase structure, this Sobha Hartland II deal offers a clear value proposition. The 22.5% discount to original price, large plot and built-up area, and phased payment plan combine to create a lower-risk entry point compared to typical off-plan launches. The location supports both end-user and rental demand, while the project’s amenity profile and developer track record add further credibility. The main considerations remain the construction timeline and the pace of community completion, but the pricing and payment terms provide a meaningful buffer. This is best suited to buyers who can wait for handover and are comfortable underwriting a master-planned villa asset in a central, evolving district. If those criteria fit, the case is a disciplined, discounted acquisition with clear upside potential as the area matures and supply-demand dynamics play out.
Illustrative model
Set your own assumptions and see how DISTRESS DEAL: 5-BR IN SOBHA HARTLAND II behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.
Enter the asking price to run the model.
Every figure recalculates as you type. Use the price you are actually considering.
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.
SOBHA HARTLAND II — Sobha Hartland II, Dubai
