Off-planThe Valley

Rivana

Rivana at The Valley by Emaar: 3, 4 and 5-bedroom villas in the Dubai–Al Ain Road community, off-plan from AED 2.8M, handover Q1 2027.

DeveloperEmaar

Entry priceAED 2.80M

HandoverMar 2027

StatusOff-plan

CommunityThe Valley

Overview

Project brief

A VILLA ENCLAVE AT THE VALLEY

Rivana is a villa development by Emaar at The Valley, the master-planned community set along the Dubai–Al Ain Road, between the emirates of Dubai and Abu Dhabi. The community is built around townhouses and villas with parks, sports facilities and a Golden Beach, and Rivana sits within it as a gated sub-community of twin villas.

Rivana holds 3, 4 and 5-bedroom villas, offered in two types — Clara and Kai. Per PropSearch data, homes measure approximately 3,323 to 4,726 square feet, with floor-to-ceiling windows and contemporary architecture. The development is off-plan and under construction, with works reported to have begun in September 2023 and handover estimated for Q1 2027.

PROJECT SUMMARY

Project	Rivana
Developer	Emaar
Community	The Valley
Type	3, 4 & 5-Bedroom Villas (per PropSearch)
Villa types	Clara, Kai (per PropSearch)
Starting price	From AED 2.8 million (per PropSearch)
Expected handover	Q1 2027 (per PropSearch)
Status	Off-plan / under construction

No Emaar fact sheet, floor-plan pack or payment plan is held for Rivana. Every figure on this page is PropSearch-derived, not developer-sourced, and is subject to change and confirmation on request.

UNIT MIX & SIZES

Unit type	Size (sq ft)
3, 4 & 5-Bedroom Villas (Clara & Kai)	~3,323 – 4,726

Sizes are total built-up areas per PropSearch data, not per an Emaar fact sheet or floor-plan pack. Starting price from approximately AED 2.8 million at launch per PropSearch; recent resale transactions range from approximately AED 3.5 million to AED 4.66 million per PropSearch. Current availability and pricing confirmed on request.

THE INVESTMENT CASE

Rivana is an off-plan, standard-tier brief: the angle below is qualitative. Where the live Dubai Land Department transaction feed for The Valley is available, current pricing and PSF trends will be shown alongside — those figures are the basis for any comparison, not the estimates above.

DEVELOPER: EMAAR, ONE OF DUBAI'S MOST ESTABLISHED DEVELOPERS

Rivana is developed by Emaar, the developer behind many of Dubai's landmark destinations. Emaar reported revenue of AED 49.6 billion for 2025 and, with a proven delivery track record, has delivered over 125,600 residential units across Dubai and other global markets since 2002. Its portfolio includes Burj Khalifa and Dubai Mall. For investors, this scale and delivery history provide a meaningful measure of confidence at the off-plan stage.

LOCATION: A MASTER-PLANNED COMMUNITY ON THE DUBAI–AL AIN ROAD

The Valley is an Emaar master-planned community along the Dubai–Al Ain Road, built around townhouses and villas with parks, sports facilities and a Golden Beach. Rivana is a gated, family-oriented villa enclave within it, offering low-rise living with community amenities and road access towards both Dubai and Abu Dhabi.

APPLICABLE STRATEGIES

Pre-handover resale — an off-plan villa commits limited capital ahead of the Q1 2027 handover; exit premiums depend on market conditions at the time and should be checked against live DLD data.
Buy-and-hold for rental — a villa community suited to family tenants supports long-let demand; yields to be confirmed against current rental evidence.
Owner-occupation — a family home in an established Emaar community.

RISKS & WATCHPOINTS

Off-plan completion risk — delivery is estimated for Q1 2027; timelines can move, and returns depend on the market at handover, not today's.
Location — The Valley sits towards the Dubai–Abu Dhabi border, further from central Dubai than established inner communities; commute and connectivity should be weighed.
Supply — The Valley has a large ongoing delivery pipeline; new phases and completions nearby can affect resale and rental pricing.
Unverified figures — no Emaar fact sheet, floor-plan pack or payment plan is held for this release; the unit sizes, starting price, handover date and payment structure shown are PropSearch-derived and should be verified against the developer's own documents before committing.

PAYMENT PLAN

Per PropSearch, a construction-linked plan is indicated: 10% on booking, 80% during construction and 10% on handover. This structure has not been checked against an Emaar payment plan. The full payment schedule is confirmed on request.

SOURCES

PropSearch — Rivana at The Valley project page: https://propsearch.ae/dubai/rivana-at-the-valley (Emaar as developer, The Valley location, 3, 4 and 5-bedroom villa mix in Clara and Kai types, total built-up areas, AED 2.8 million starting price, resale transaction range, Q1 2027 estimated handover, off-plan/under-construction status, construction start September 2023, 10/80/10 payment plan). Every project-specific figure on this page rests on PropSearch alone.
Emaar — no project pack held for Rivana at the time of writing; no figure here is developer-sourced.
Emaar Properties — 2025 revenue and delivery figures.
Dubai Land Department transaction data (The Valley) — live feed pending.

Location

AREA, COMMUNITY & CONNECTIVITY

Rivana is in the The Valley area.

Location record

Area: The Valley

Area and community are from our own project record, not the DLD register.

Area and community: our own project record. Neither is a survey, and neither is a substitute for your own site visit.

Developer

Emaar

The Valley

Emaar is the developer of this project in The Valley. The figures alongside describe Mitchell’s coverage of Emaar on this site and the registered sales behind it, not an assessment of the developer.

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Projects covered

182

Emaar briefs published on this site

Registered sales

From 1 of 182 briefs joined to the DLD register

Developer attribution as stated on this brief. Counts describe what Mitchell’s Realty publishes and, where shown, sales registered with the Dubai Land Department at those projects; they are not a measure of the developer’s wider portfolio or delivery record.

Method & questions

HOW TO READ THIS PAGE

Two different things sit on this page: transaction evidence taken from the Dubai Land Department’s public register, and the mechanics of buying in Dubai. The four notes below explain how the figures were built and what they can fairly be used for.

Registered, not askedEvery Dubai Land Department figure on this page comes from a sale that completed and was entered on the public register. Asking prices, portal listings and developer price lists are excluded: they record what someone hoped for, not what was paid.
Medians, not averagesProject samples are often thin, and a single penthouse or one bulk-discounted floor will pull an average a long way off. The median — the middle transaction — describes the typical unit far more reliably at these sample sizes. The count behind each figure is always shown so you can judge how much weight it deserves.
Sales only“Sales” means arm’s-length sales. Intra-family and other “Gift” transfers are excluded, as are rows registered at zero or nominal consideration, because neither is evidence of a market price.
A dated snapshotThese are a snapshot at the date stated beside them, taken from one extract of the register rather than queried live. A figure for this project quoted elsewhere, or taken from a different extract, may not match what you see here.

Common questions

What does buying off-plan at Rivana involve?

Off-plan means contracting with the developer before the building is finished. In outline: you reserve the unit, sign the developer’s Sale and Purchase Agreement (SPA), and pay in instalments tied to construction milestones rather than in a single sum at the start.

Buyer payments on an off-plan sale in Dubai are made into a project escrow account regulated under Dubai Law No. 8 of 2007, and are released to the developer against verified construction progress. The developer registers the sale with the Dubai Land Department. The contract is between you and Emaar; we act as broker, not as principal.

What is the 4% DLD transfer fee, and who pays it?

The Dubai Land Department charges a property registration (transfer) fee of 4% of the price recorded on the contract, plus a fixed administrative charge. That is the rate in force as at July 2026. The statutory position splits the fee between buyer and seller; established market practice in Dubai is that the buyer pays the whole 4%.

Developers sometimes offer to absorb part or all of it on off-plan sales. Treat that as real only where it is written into the sale documents, not where it appears in marketing. Budget separately for the registration trustee charge, the Oqood registration fee on off-plan units, and — if you are borrowing — mortgage registration at 0.25% of the loan amount.

What is an Oqood registration, and is it the same as a title deed?

No. Oqood is the Dubai Land Department’s registration system for property that is not yet complete. When you buy off-plan, the developer lodges the SPA through Oqood, your interest is recorded on the interim property register, and you receive an initial registration certificate.

The title deed is a separate and later document, issued once the project is complete and the unit is formally transferred into your name. An off-plan purchase that is never registered leaves you off that interim register, so ask for evidence of Oqood registration once your first payment has cleared.

Can a non-UAE buyer own a unit outright?

In Dubai’s designated freehold areas, yes. Regulation No. 3 of 2006 sets out the areas in which non-UAE nationals may hold freehold title or a long lease; outside those areas ownership is restricted to UAE and GCC nationals. Ownership does not depend on holding UAE residency, and no local partner is required.

Tenure attaches to the plot rather than to a development’s marketing, so confirm what is recorded against the specific unit — freehold or leasehold, and the remaining term if leasehold — before you sign.

What happens at handover?

Once the building is complete and the completion certificate issued, you are called for handover: you inspect the unit (the snagging inspection), the developer addresses the defects listed, you settle the final instalment and any outstanding fees, and the unit is transferred into your name with a title deed issued.

Annual service charges begin at handover. They are levied per square foot at a rate approved by the regulator, so they are a recurring cost rather than a one-off. If you intend to let the unit, allow for the interval between handover and the first tenancy — a vacant unit earns nothing, and gross yield is annual rent measured against the purchase price, before those costs are taken off. Emaar gives completion for Rivana as Mar 2027; off-plan completion dates can move, and the SPA governs the position.

Where do the Dubai Land Department figures on this page come from?

They are drawn from the Dubai Land Department’s public transaction register — sales actually registered against Rivana, rather than asking prices, portal listings or developer price lists. They are a dated extract of the register, not a live query: the extract date is printed with the figures, and everything on this page is calculated from that single extract.

The number of sales behind every figure is shown alongside it. A median drawn from a handful of registrations carries far less weight than one drawn from several hundred, and should be read that way.

Who is Mitchell’s Realty, and how are you paid?

Mitchell’s Realty is the trading brand. The RERA-licensed brokerage behind it is The Luxury Real Estate Brokers LLC.

On developer off-plan sales the commission is paid by the developer. On resale transactions the brokerage fee is agreed with you in writing before terms are signed. We will confirm how we are paid on any specific transaction before you commit to it.

Please note. The above is general information about how transactions work in Dubai, not legal, tax or financial advice, and it is not a recommendation to buy. Fee rates, tenure rules and residency requirements change, and your own position may differ. Take your own independent legal and tax advice before you commit to a purchase.

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