Villa with Private Pool in J One, Business Bay – Distress Sale

Property Overview

This 3-bedroom villa with a private pool and a playroom or cinema room in J One, Business Bay, is offered as a distress sale at AED 11,000,000. The agent gives the size as 400 sq m, about 4,306 sq ft, which works out to approximately AED 2,555 per sq ft. J One is a completed canal-side development, so the villa is ready.

Property Highlights

• Asking price: AED 11,000,000
• Size: 400 sq m (approx. 4,306 sq ft)
• Price per sq ft: approx. AED 2,555
• Bedrooms: 3 plus playroom or cinema room (agent-stated)
• Private pool (agent-stated)
• Status: ready (project handed over by end of 2021)
• Sale type: distress sale (agent-stated)

Price Basis

The agent compares this villa with Pagani-designed residences in Business Bay, quoting AED 22 million to AED 25 million for similar units. That comparison was not dated and refers to a different, branded building, so DPF treats it as the agent's market view rather than a verified benchmark and has not calculated a discount from it. No original purchase price or DLD transaction was supplied. Buyers should compare the AED 2,555 per sq ft rate with recent transactions for J One villas and similar canal-side homes.

The brief does not say whether the seller covers the Dubai Land Department transfer fee. At the standard 4% rate, that fee would be about AED 440,000 on the asking price, plus trustee and other transaction costs.

About the Project and Developer

J One is a twin-tower development by RKM Durar Group on the Dubai Water Canal in Business Bay, completed with handover by the end of 2021. Published project information describes around 347 apartments, a small collection of six ground-level villas of roughly 4,200 sq ft each, and retail units. Resident facilities include temperature-controlled and infinity pools, a gym, spa, sauna and steam room, children's play areas and sports courts.

Layout and Features

The agent describes three bedrooms plus a playroom or cinema room and a private pool. Published information describes J One's villas as 4-bedroom units, so the fourth room may be configured as the playroom or cinema; buyers should confirm the layout from the title deed and floor plan. Bathroom count, parking, view and furnishing were not supplied and should be confirmed at viewing.

Location and Connectivity

J One sits on the Dubai Water Canal in Business Bay, close to Sheikh Zayed Road, Downtown Dubai and nearby Metro stations. Actual travel times depend on traffic and route.

Verification Notes

• Agent-supplied facts: building, villa type, bedrooms, size, private pool, playroom or cinema, asking price, distress status and Pagani comparison.
• Calculated by DPF: square-foot conversion from 400 sq m, price per sq ft and indicative 4% DLD fee.
• External research: project and developer facts from published J One information.
• Not verified: the market comparison, bedroom configuration, availability and condition. Confirm against the title deed and at viewing before any payment.