Four-Bedroom Townhouse at Opal Gardens, District 11 (MBR City) — Priced Below Original Purchase Price

Property Overview

This is a four-bedroom townhouse (Type A) at Opal Gardens, District 11 (Mohammed Bin Rashid City), by Meydan Group. The townhouse has a 4,851 sqft built-up area on a 4,364 sqft plot and is offered at AED 7,150,000, stated as AED 850,000 (10.6%) below the original purchase price of AED 8,000,000. Handover is stated for Q3 2026. It is listed as a distress sale below original price.

Property Highlights

• Type: 4-bedroom townhouse (Type A)
• Built-up area: 4,851 sqft
• Plot size: 4,364 sqft
• Asking price: AED 7,150,000
• Stated original purchase price: AED 8,000,000
• Saving vs. stated original price: AED 850,000 (10.6%)
• Rate: AED 1,474 per sqft (on built-up area)
• Handover: Q3 2026 (agent-stated)
• Developer: Meydan Group
• Community: District 11, Mohammed Bin Rashid City

Why the Price Qualifies as Below OP

The classification uses the stated original purchase price of AED 8,000,000 against the current asking price of AED 7,150,000, a difference of AED 850,000, or 10.6%. On the 4,851 sqft built-up area the asking price is AED 1,474 per square foot. Please note the brief describes this as 'price decreased 8.0M to 7.15M', so the AED 8,000,000 should be confirmed as the seller's original purchase price rather than a previous asking price. The benchmark is not a DLD transaction or a dated market comparison, and DPF has not independently verified it.

About the Project, Developer and Community

Opal Gardens is a gated villa and townhouse community by Meydan Group in District 11 of Mohammed Bin Rashid City, a low-density area around lagoons and parks south-east of Downtown Dubai, with connectivity via Al Ain Road and Ras Al Khor Road. Handover is stated for the current quarter; buyers should confirm the completion and title status with the developer. Project specifications should be confirmed against Meydan's official documentation.

Layout and Plot

The agent describes a Type A four-bedroom townhouse with a 4,851 sqft built-up area on a 4,364 sqft plot. The built-up area exceeding the plot is consistent with a multi-storey townhouse. Exact internal layout, bathrooms, parking and orientation should be confirmed on the floor plan and in the Sale and Purchase Agreement.

Verification Notes

• Agent-supplied facts: 4-bedroom townhouse (Type A), BUA 4,851 sqft, plot 4,364 sqft, asking price (AED 7,150,000), stated original purchase price (AED 8,000,000), and Q3 2026 handover.
• DPF-calculated figures: savings amount (AED 850,000), savings percentage (10.6%), and price per built-up square foot (AED 1,474).
• Benchmark flag: the brief states 'price decreased 8.0M to 7.15M', which describes a change in asking price. Confirm the AED 8,000,000 is the seller's original purchase price, not a previous listing price, before relying on the Below OP basis.
• External project research: Opal Gardens is confirmed as a Meydan Group community in District 11 (MBR City); unit-specific facts were not independently verified.
• The original purchase price is a seller-stated benchmark and has not been checked against a DLD record; confirm completion/handover status.