This is a 6-bedroom villa opportunity in Sobha Elwood, Dubailand, offered at a 16.6% discount to the original price. The asking price stands at AED 10,300,000, compared to the reference price of AED 12,343,343, equating to a saving of over AED 2 million. With a built-up area of 7,186 sq.ft and a plot size of 8,718 sq.ft, the property is priced at AED 1,433 per square foot. The villa is arranged over ground plus two upper floors, and features a private pool, balcony, and dedicated parking. Handover is scheduled for July 2028, providing a medium-term horizon for capital appreciation and rental income. The payment structure includes an initial payment on transfer of AED 3,812,431, with the remaining AED 7,121,159 payable according to the developer's plan, bringing the total buyer cost to AED 10,933,590. This deal presents a notable entry point into a flagship Sobha community at a significant discount, with the potential for both end-user and investor appeal.
SOBHA ELWOOD · DubailandSobha · Dubailand
DISTRESS DEAL: 6-BR IN SOBHA ELWOOD
- Unit
- 6-BR
- Size
- 7186 sq.ft
- Developer
- Sobha
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 1 August 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
- Payment to sellerAED 3,178,841
- DLD Transfer fee 4% + 40 AEDAED 412,040
- DLD Registration Trustee fee + 5%VATAED 5,250
- Buyer's agent comission 2% + 5%VATAED 216,300
- Total on transferAED 3,812,431
- 29.07.2026AED 1,186,860
- 25.01.2027AED 1,186,860
- On Handover (30.06.2027)AED 4,747,439
- Total remaining payment planAED 7,121,159
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Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
Sobha Elwood is situated within Dubailand, a district known for its evolving residential communities and ambitious masterplans. The area is positioned to benefit from ongoing infrastructure enhancements, with arterial road access connecting to major highways such as Sheikh Mohammed Bin Zayed Road and Emirates Road. This ensures straightforward commutes to key business districts, schools, and leisure destinations across Dubai. While the community is still under development, future residents can expect improved connectivity as the area matures, including the potential for public transport links and micro-mobility solutions. The project’s location within Dubailand places it within reach of established retail, healthcare, and educational facilities, supporting both family living and rental demand from professionals seeking suburban space with city access.
AMENITIES & SURROUNDING
Sobha Elwood is designed around the concept of immersive green living, with over 10,000 trees and 416,000 square metres of open spaces and parks. The development features seven themed parks inspired by the world’s largest forests, creating a unique natural environment. Residents will have access to two clubhouses, a lap pool, children’s playgrounds, communal gardens, and a community centre. Sports and wellness are well catered for, with facilities including a basketball half-court, padel tennis court, multi-purpose sports area, jogging tracks, skate park, and splash pad. The community also incorporates a dog park, events area, and social activity zones. For daily convenience, a shopping centre and clinic are planned within the development. The project is designed with sustainability in mind, offering EV charging solutions and micro-mobility options for eco-conscious travel. The villa itself benefits from contemporary architecture, large windows, and open-plan layouts that maximise natural light and views of the landscaped surroundings.
MARKET
From an investment perspective, Sobha Elwood’s positioning in Dubailand aligns with the district’s broader growth trajectory. Recent land transactions in the area have ranged between AED 1,380 and AED 1,686 per square foot, indicating that this villa’s AED 1,433 per square foot asking price is competitive, particularly given its built-up status and the scale of the discount. The 6-bedroom configuration appeals to families and multi-generational households, a segment that has shown resilience in Dubai’s villa market. Liquidity for large villas in emerging communities can be variable, but the combination of a reputable developer, strong amenity offering, and a clear price advantage should support both resale and rental prospects. The handover timeline to July 2028 introduces some development risk, typical of off-plan assets, but also allows for capital appreciation as the community takes shape. Rental demand in Dubailand has been buoyed by the influx of residents seeking space and greenery, and the project’s extensive amenities are likely to attract both local and expatriate tenants. Investors should factor in the evolving nature of the area and the potential for further infrastructure improvements to enhance long-term value.
CONCLUSION
This 6-bedroom villa in Sobha Elwood presents a well-priced entry into a master-planned, amenity-rich community by a recognised developer. The 16.6% discount to the original price, combined with a flexible payment plan and a substantial built-up area, creates a compelling case for investors seeking value in Dubai’s villa segment. The project’s focus on green living, extensive facilities, and future connectivity should underpin both end-user and rental demand. As with any off-plan investment, there are risks associated with delivery timelines and market evolution, but the fundamentals of location, developer reputation, and pricing provide a balanced risk-reward profile. For investors looking to position themselves ahead of Dubailand’s next growth phase, this opportunity warrants serious consideration.
Location
SOBHA ELWOOD — Dubailand, Dubai
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 6-BR IN SOBHA ELWOOD 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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