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 1 August 2026, 2 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 10,300,000 |
| Payment to seller | AED 3,178,841 |
| DLD Transfer fee 4% + 40 AED | AED 412,040 |
| DLD Registration Trustee fee + 5%VAT | AED 5,250 |
| Buyer's agent comission 2% + 5%VAT | AED 216,300 |
| 29.07.2026 | AED 1,186,860 |
| 25.01.2027 | AED 1,186,860 |
| On Handover (30.06.2027) | AED 4,747,439 |
| Total on Transfer | AED 3,812,431 |
| Total remaining Payment Plan | AED 7,121,159 |
| TOTAL COST FOR BUYER | AED 10,933,590 |
Photography
Distress Deal
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 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.
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.
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.
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.
Illustrative model
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.
The date this listing was added to our records. The asking price below is the one published then, and was still 2 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.
Cash back is below cash out on these assumptions: over the whole hold this purchase returns less than it costs. Read the sensitivity table before drawing a conclusion.
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.
| Year | Net operating income | Sale proceeds, net | Net cash flow |
|---|---|---|---|
| 0 · today | — | — | −AED 10,938,300 |
| 1 | −AED 129,348 | — | −AED 129,348 |
| 2 | −AED 129,348 | — | −AED 129,348 |
| 3 | −AED 129,348 | — | −AED 129,348 |
| 4 | −AED 129,348 | — | −AED 129,348 |
| 5 | −AED 129,348 | AED 10,083,700 | AED 9,954,352 |
| Years 1–5 | −AED 646,740 | AED 10,083,700 | AED 9,436,960 |
| Less the year-0 outflow of AED 10,938,300 → total profit | −AED 1,501,340 | ||
Exit at year 5: illustrative sale price AED 10,300,000 less selling costs AED 216,300 = AED 10,083,700 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.
| Exit growth | Exit price | Total profit | ROI | IRR |
|---|---|---|---|---|
| −5% p.a. | AED 7.97M | −AED 3.78M | — | — |
| −3% p.a. | AED 8.84M | −AED 2.93M | — | — |
| 0% p.a.your figure | AED 10.3M | −AED 1.50M | — | — |
| 3% p.a. | AED 11.9M | AED 105k | — | — |
| 5% p.a. | AED 13.1M | AED 1.28M | — | — |
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.
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 ELWOOD — Dubailand, Dubai
