Distress Deal
Available when we last checked on 3 August 2026. The asking price shown is the one published when the listing was added on 19 August 2026, -16 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
The numbers
| UNIT PRICE | AED 16,500,000 |
| Original price + DLD 4% | AED 17,160,000 |
| Selling price | AED 16,500,000 |
| Discount | AED 660,000 (3.9%) |
| Developer | Aldar |
| Sub-community | Wadi Al Safa 3 |
| Property type | Villa |
| Plot | 13,718 sq.ft |
| Built-up area | 6,762 sq.ft |
| Price per sq.ft (BUA) | AED 2,440 |
| Floor | G+1 |
| Handover | Q2 2029 |
| Source listing | distressonly.deals/u/V9Gk3R — listed 19 August 2026 |
Distress Deal
This five-bedroom villa in The Wilds - Ravenna, Wadi Al Safa 3, is offered at AED 16,500,000. The source records an original price plus the 4% DLD fee of AED 17,160,000, so the asking figure sits AED 660,000, or 3.9%, below original price. The villa occupies a 13,718 sq.ft plot with 6,762 sq.ft of built-up area over ground plus one floor, which puts the entry basis at AED 2,440 per sq.ft on built-up area. It is a corner plot with a private pool, a balcony and allocated parking, and handover is stated as Q2 2029. The developer is Aldar. The plot is the striking figure: at 13,718 sq.ft it is more than twice the built-up area, so the house sits within genuinely generous grounds rather than filling its boundary. The floor plan is available on request.
Wadi Al Safa 3 sits in the Dubailand corridor south-east of the city centre, in the band of land between Sheikh Mohammed Bin Zayed Road and the Dubai–Al Ain Road. It is an area that has moved from open land to established residential district over the past decade, and the remaining low-density plots are what make villa schemes of this scale possible at all this close to the city. Sheikh Mohammed Bin Zayed Road provides the orbital connection north towards Sharjah and south-west towards Jebel Ali and Abu Dhabi, while Al Ain Road runs north-west into Dubai Silicon Oasis, Academic City and on towards Downtown. Global Village and IMG Worlds of Adventure lie a short distance to the south. Travel here is by car. The corridor has continued to attract family buyers for precisely this reason.
The Wilds is planned as a low-density villa community organised around landscaped wadis, naturalistic planting and open green corridors rather than around a golf course or a retail spine, which gives the scheme a quieter and more secluded character than the denser communities nearby. Community parks, walking and cycling routes and shared leisure facilities run through the plan. The established retail, schooling and clinical base of Dubai Silicon Oasis and Academic City lies to the north-west, with Global Village and the Dubailand leisure cluster to the south. This particular villa holds a corner plot with its own private pool, balcony and parking. For the community's full amenity schedule, the service charge position and the floor plan, please contact us. Plot boundaries, landscaping obligations and pool maintenance arrangements all vary within schemes of this type, so it is worth establishing exactly what applies to this plot.
The 3.9% reduction is measured against the original price plus the 4% DLD registration fee, the basis the source publishes, and it compares the asking figure with what the first buyer committed rather than with current resale evidence. We have not attached a valuation. At AED 2,440 per sq.ft on built-up area the basis is high for the Dubailand corridor, and that is the correct reading: the price is carrying a 13,718 sq.ft corner plot as well as a 6,762 sq.ft house, and a per-square-foot figure calculated on built-up area alone understates what is being bought. Handover is stated as Q2 2029, so the outstanding developer instalments will be substantial relative to the payment due to the seller at transfer. We hold the schedule.
This suits a buyer who wants land as much as house: a corner plot of nearly 14,000 sq.ft with a private pool, in a low-density community within the city rather than beyond its edge, with a 2029 handover. Plot size and corner position are the attributes that cannot be improved after purchase, and in a scheme of this type they set the resale ceiling. The 3.9% reduction against original price is incidental to the case rather than central to it. The long horizon to 2029 means the instalment profile deserves particular attention, and we will set it out alongside the transfer costs and the seller's position. For the floor plan, the payment schedule and current availability, please get in touch.
Illustrative model
Set your own assumptions and see how DISTRESS DEAL: 5-BR IN THE WILDS - RAVENNA behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.
The date this listing was added to our records. The asking price below is the one published then, and was still -16 days old when we last checked this listing on 3 August 2026. It is not re-checked against the market automatically, so confirm it with us before relying on it.
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.
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.
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.
Set service charge, maintenance & management, vacancy allowance above to see cash back — until then this figure would be assuming zero for them.
This is the ROI and IRR denominator: the price plus every cost of getting the keys, not the price alone.
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.
Figures marked “—” need service charge, maintenance & management, vacancy allowance entered above — we do not compute them on an assumed zero.
| Year | Net operating income | Sale proceeds, net | Net cash flow |
|---|---|---|---|
| 0 · today | — | — | −AED 17,506,500 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 16,153,500 | AED 16,153,500 |
| Years 1–5 | AED 0 | AED 16,153,500 | AED 16,153,500 |
| Less the year-0 outflow of AED 17,506,500 → total profit | −AED 1,353,000 | ||
Exit at year 5: illustrative sale price AED 16,500,000 less selling costs AED 346,500 = AED 16,153,500 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.
| Exit growth | Exit price | Total profit | ROI | IRR |
|---|---|---|---|---|
| −5% p.a. | AED 12.8M | — | — | — |
| −3% p.a. | AED 14.2M | — | — | — |
| 0% p.a.your figure | AED 16.5M | — | — | — |
| 3% p.a. | AED 19.1M | — | — | — |
| 5% p.a. | AED 21.1M | — | — | — |
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.
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.
THE WILDS - RAVENNA — Wadi Al Safa 3, Dubai
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