Distress Deal

DISTRESS DEAL: 6-BR VILLA - THE ACRES

Asking PriceAED 17,050,000

Below Original Price1.65%

Size14,188 sq.ft

Bedrooms6

Price / Sq.FtAED 2,148

HandoverQ1 2028

Sold

Listed 12 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 12 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 17,050,000

PAYMENTS ON TRANSFER

1. Payment to seller	AED 5,411,100
2. DLD Transfer fee 4% + 40 AED	AED 682,040
3. DLD Registration Trustee fee + 5% VAT	AED 5,250
4. Buyer's agent commission 2% + 5% VAT	AED 358,050

PAYMENT PLAN SCHEDULE

15.01.2026	AED 1,662,700
15.06.2026	AED 1,662,700
15.11.2026	AED 831,350
15.04.2027	AED 831,350
15.08.2027	AED 831,350
15.02.2028	AED 5,819,450

SUMMARY

Total on Transfer	AED 6,456,440
Total remaining Payment Plan	AED 11,638,900
TOTAL COST FOR BUYER	AED 18,095,340

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Gallery

Distress Deal

PROJECT DESCRIPTION

OVERVIEW

This 6-bedroom villa in The Acres Estates is being offered as a Distress Deal at AED 17,050,000. Against the AED 17,336,000 original price plus DLD basis, the current ask shows a 1.65% below original price discount and a headline saving of AED 286,000. The unit is by Meraas, recorded at BUA 7,937 sq.ft · Plot 14,188 sq.ft, and scheduled for handover in Q1 2028. That gives the buyer a clear number to underwrite today rather than a vague promise of future upside: the real question is whether this discounted basis is strong enough for the project, location and remaining construction timeline.

LOCATION & TRANSPORT

The Acres occupies a central position within the DubaiLand corridor, an area of Dubai characterised by large scale residential communities and leisure destinations. The site is located in Wadi Al Safa 7 and benefits from road connectivity through several major arterial routes including Emirates Road, Hamdan Bin Zayed Al Nahyan Road and Latifa Bin Hamdan Road. These corridors provide access to other residential districts and employment nodes across the emirate. For a buyer, that matters because accessibility and neighbourhood depth will influence both resale liquidity and the quality of the end-user audience once the project completes.

AMENITIES & SURROUNDING

The Acres is planned as a self contained residential environment supported by a wide range of shared facilities. The masterplan includes children play areas, jogging tracks, landscaped community parks, sports facilities and outdoor fitness zones. Community infrastructure also includes a mosque, nurseries, retail outlets and event spaces intended for resident gatherings. In practical terms, that surrounding amenity base is what turns a discounted off-plan listing from a spreadsheet idea into a liveable asset with clearer rental and resale support.

MARKET

The development consists entirely of standalone villas arranged within loops of residential streets surrounding landscaped parks. The project includes a mix of three bedroom, four bedroom, five bedroom, six bedroom and seven bedroom villas. Early phases include homes starting at approximately 3,000 square feet for three bedroom layouts and reaching roughly 6,000 square feet for five bedroom properties. At AED 2,148, this villa is not competing with entry-level suburban housing but with a narrower set of large-format family homes in emerging master-planned communities. The nominal percentage discount is only 1.65% below original price, yet the absolute saving still matters at this ticket size, especially when the buyer is underwriting both built-up area and plot value into Q1 2028. In practice, the decision is whether this basis is attractive enough versus other premium villa launches to justify staying with the project through completion.

CONCLUSION

Overall, this The Acres Estates listing works best for a buyer who wants a large-format villa position at a slightly improved basis rather than a deep-fire-sale headline. The numbers are still worth attention: AED 17,050,000, 1.65% below original price, BUA 7,937 sq.ft · Plot 14,188 sq.ft, and a defined Q1 2028 handover window in a master-planned Dubailand setting. If the buyer already likes the project, the current basis is strong enough to justify a serious look.

Illustrative model

Scenario modeller

Set your own assumptions and see how DISTRESS DEAL: 6-BR VILLA - THE ACRES 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

THE ACRES — Dubailand, Dubai

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