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 IISobha · Sobha Hartland II
DISTRESS DEAL: 5-BR IN SOBHA HARTLAND II
- Unit
- 5-BR
- Size
- 8,591 sq.ft
- Developer
- Sobha
- Handover
- Q2 2027
The discount is measured against the original price + DLD recorded for this unit, not against a valuation.
This unit has sold. 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
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The numbers
Payment breakdown
- Payment to sellerAED 2,953,518
- DLD Transfer fee 4% + 40 AEDAED 900,040
- DLD Registration Trustee fee + 5% VATAED 5,250
- Buyer's agent commission 2% + 5% VATAED 472,500
- Total on transferAED 4,331,308
- 20%AED 5,584,709
- On HandoverAED 13,961,773
- Total remaining payment planAED 19,546,482
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Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
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.
AMENITIES & SURROUNDING
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.
MARKET
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.
CONCLUSION
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.
Location
SOBHA HARTLAND II — Sobha Hartland II, Dubai
Illustrative model
Scenario modeller
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 considering.
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.
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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