Distress Deal

DISTRESS DEAL: 6-BR IN ADDRESS VILLAS TIERRA

Asking PriceAED 23,400,000

Below Original Price10.6%

Size12,777 sq.ft

Bedrooms6

Price / Sq.FtAED 1,831

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 23,400,000

PAYMENTS ON TRANSFER

1. Payment to seller	AED 5,776,179
2. DLD Transfer fee 4% + 40 AED	AED 936,040
3. DLD Registration Trustee fee + 5%VAT	AED 5,250
4. Buyer's agent commission 2% + 5%VAT	AED 491,400

PAYMENT PLAN SCHEDULE

10-JUN-2026	AED 2,517,689
2-JAN-2027	AED 2,517,689
2-JUN-2027	AED 2,517,689
15-FEB-2028	AED 2,517,689
16-SEP-2028	AED 2,517,689
On Handover (30-JUN-2029)	AED 5,035,376

SUMMARY

Total on Transfer	AED 7,208,869
Total remaining Payment Plan	AED 17,623,821
TOTAL COST FOR BUYER	AED 24,832,690

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Distress Deal

PROJECT DESCRIPTION

OVERVIEW

This six-bedroom villa in Address Villas Tierra, The Oasis, is offered as a distress deal at AED 23,400,000. This represents a 10.6% discount to the original price of AED 26,183,964, equating to a saving of AED 2,783,964. The built-up area is 12,777 sq.ft, with a plot size of approximately 15,234 sq.ft, positioning the entry at AED 1,831 per sq.ft. The villa is scheduled for handover in June 2029, with a payment plan extending across the construction period and a significant portion due on completion. Developed by Emaar in partnership with Address Hotels + Resorts, the project targets buyers seeking branded, large-format villas in a new master community. The immediate investment thesis is a below-market entry into a flagship Emaar launch, with the benefit of a phased payment plan and the potential for capital appreciation as the community matures toward handover.

LOCATION & TRANSPORT

Address Villas Tierra forms part of The Oasis by Emaar, a master-planned community in Dubailand, positioned along Yalayis Street (D57) and Jebel Ali Al Hibab Road. This area is set to benefit from ongoing infrastructure investment, with road links connecting to Sheikh Zayed Road, Al Khail Road, and Emirates Road, facilitating access to Dubai Marina, Downtown Dubai, and the city’s main business districts. While the area is still under development, the masterplan includes provisions for future public transport, though private vehicles remain the primary mode of access for residents. The location is intended to appeal to families and end-users seeking a quieter, landscaped environment away from the city centre, but with practical connectivity to schools, retail, and leisure destinations in the wider Dubailand corridor.

AMENITIES & SURROUNDING

Residents of Address Villas Tierra will have access to a range of amenities shared with the wider Oasis community. Planned features include landscaped parks, jogging and cycling tracks, children’s play areas, community beaches, and outdoor fitness zones. The masterplan also provides for mosques, schools, a shopping centre, restaurants, cafes, spa facilities, and sports courts. The villa itself is designed with contemporary architecture, maximising natural light and views, and includes a private pool, balcony, and dedicated parking. The collaboration with Address Hotels + Resorts is expected to bring a hospitality-led approach to service and facilities, aligning with Emaar’s broader strategy of integrating branded residences into its major developments. The surrounding area is anticipated to mature over the next several years, with infrastructure and retail offerings expanding as the community grows.

MARKET

The Dubai villa market has seen sustained demand for large, branded residences, particularly in new master-planned communities. Address Villas Tierra is positioned as a premium product, with the Address brand typically commanding a price premium over non-branded alternatives. At AED 1,831 per sq.ft, this villa is priced below the original launch reference, and the payment plan structure may appeal to buyers seeking to stagger capital outlay. The six-bedroom format targets high-net-worth families and international buyers, with potential for both end-use and investment. Liquidity for this segment is generally strongest at handover and in the early years of community maturity, though off-plan resale prior to completion can be more limited. Key risk points include construction and handover timing, the pace of community infrastructure delivery, and the broader market’s absorption of high-value villas in emerging locations. Rental demand for large villas in new communities can be variable, but the Address brand and Emaar’s track record may support both rentability and resale prospects as the area develops.

CONCLUSION

For investors seeking exposure to Dubai’s branded villa segment, this distress deal offers a discounted entry into a flagship Emaar project with phased payments and a long runway to handover. The main strengths are the below-market pricing, the association with Address Hotels + Resorts, and the scale of the villa within a master-planned setting. The key considerations are the off-plan nature of the asset, the timeline to completion, and the evolving infrastructure in the surrounding area. This opportunity is best suited to buyers comfortable with a medium-term investment horizon, who value the combination of brand, scale, and phased payments over immediate rental income. Provided the buyer is prepared for the typical risks of off-plan acquisition, the case is a disciplined entry into a high-profile Emaar community at a meaningful discount to the original price.

Illustrative model

Scenario modeller

Set your own assumptions and see how DISTRESS DEAL: 6-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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