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DLD · MEDIAN 12M TO JUL 2026
DISTRESS DEAL: 6-BR VILLA IN SOBHA RESERVE

Distress Deal

DISTRESS DEAL: 6-BR VILLA IN SOBHA RESERVE

Asking PriceAED 8,300,000
Below Original Price32.5%
Size6,986 sq.ft
Plot Size5,425 sq.ft
BUA6,986 sq.ft
Bedrooms6
Price / Sq.FtAED 1,530
HandoverQ2 2026
Sold
Listed 13 March 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 13 March 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 8,300,000

PAYMENTS ON TRANSFER

1. Payment to seller AED 2,386,537
2. DLD Transfer fee 4% + 40 AED AED 332,040
3. DLD Registration Trustee fee + 5% VAT AED 5,250
4. Buyer's agent commission 2% + 5% VAT AED 174,300

PAYMENT PLAN SCHEDULE

March-2026 AED 1,182,693
On Handover AED 4,730,770

SUMMARY

Total on Transfer AED 2,898,127
Total remaining Payment Plan AED 5,913,463
TOTAL COST FOR BUYER AED 8,811,590

Distress Deal

PROJECT DESCRIPTION

OVERVIEW

Sobha Reserve is a residential villa development located within the district of Wadi Al Safa 2 in the larger Dubailand area of Dubai, United Arab Emirates. The project forms part of a cluster of master planned residential communities positioned within the western sector of the city, an area that has seen substantial expansion through low density gated developments and villa compounds. Sobha Reserve is being developed by Sobha Realty through its subsidiary Sobha and represents one of several projects introduced by the developer within Dubailand.

LOCATION & TRANSPORT

The development is situated in Wadi Al Safa 2, a suburban district within Dubailand that lies west of Sheikh Mohammed Bin Zayed Road and south of Al Ain Road. The district is characterized by a mixture of freehold communities, entertainment destinations, and undeveloped land allocated for future residential and commercial growth. Sobha Reserve occupies a position close to several established neighbourhoods including Majan, The Villa, Falconcity of Wonders, Arabian Ranches 3, and Living Legends. The surrounding environment largely consists of villa communities arranged around internal road networks and landscaped communal spaces.

AMENITIES & SURROUNDING

The internal community plan includes a set of recreational and lifestyle facilities distributed across landscaped public areas within the development. Planned amenities include swimming pools, landscaped walkways, barbecue facilities, an outdoor cinema area, planted green spaces, and a themed zen garden. Tree lined pedestrian routes connect residential clusters to communal amenities, supporting recreational walking and outdoor activities within the gated environment. The broader Dubailand area also hosts a variety of infrastructure including theme parks, entertainment complexes, retail facilities, healthcare services, and schools.

MARKET

Sobha Reserve is designed as a gated villa community arranged along a network of landscaped internal streets and pedestrian friendly walkways. The project is planned as a predominantly low density residential environment with detached and semi detached villas surrounded by private gardens. Residential units consist of four bedroom and five bedroom villas built on land plots that start from roughly 4,900 square feet, with larger configurations available in certain clusters of the development. Each residence is designed as a standalone dwelling and includes private outdoor spaces and parking provisions. The planned built environment reflects a curvilinear street layout which creates non linear sequences of residential plots arranged within landscaped green corridors.

CONCLUSION

Sobha Reserve is designed as a gated villa community arranged along a network of landscaped internal streets and pedestrian friendly walkways. The project is planned as a predominantly low density residential environment with detached and semi detached villas surrounded by private gardens. Residential units consist of four bedroom and five bedroom villas built on land plots that start from roughly 4,900 square feet, with larger configurations available in certain clusters of the development.

Illustrative model

Scenario modeller

Set your own assumptions and see how DISTRESS DEAL: 6-BR VILLA IN SOBHA RESERVE behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.

Purchase

The price you are actually considering.

Drives the service charge only.

Rent and service charge both start here.

Holding & income

Your figure — we have not assumed one.

0% holds rent flat. It may be negative.

8% is roughly a month plus re-letting.

Letting fees and routine repairs.

Replace with the building's own schedule.

Acquisition costs

4% is the Dubai standard.

Buyer-side. 5% VAT added.

Trustee, title deed, NOC.

Exit

1 to 40 years.

0% by default: we publish no price forecasts.

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

SOBHA RESERVE — Dubailand, Dubai

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