AED 7,600,000 was AED 8,000,000
| Deal type | Below OP |
| Price | AED 7,600,000 |
| Original price | AED 8,000,000 |
| Saving | AED 400,000 (5%) |
| Bedrooms | 4 |
| Size | 2800 sq.ft |
| Type | Villa |
| Status | Ready |
| Developer | Emaar Properties |
| Area / Master development | Emirates Living |
| Sub-community / Phase | Springs 12 |
| Community | The Springs |
This 4-bedroom + maid semi-detached type 3E villa in Springs 12, The Springs, is available at AED 7,600,000, which is AED 400,000 (5.0%) below the original purchase price of AED 8,000,000. The villa offers 2,800 sq ft of built-up area on a 3,670 sq ft plot, fully upgraded and furnished with lake view. The property is vacant and ready for immediate transfer.
The seller purchased this villa at AED 8,000,000 and initially listed it at the same price. The asking has since been reduced to AED 7,600,000, representing a loss of AED 400,000 (5.0%) on the purchase price alone.
When factoring in the 4% DLD transfer fee paid at purchase (approximately AED 320,000), the seller's total investment was at least AED 8,320,000 before any upgrade or furnishing costs. Selling at AED 7,600,000 represents a minimum loss of approximately AED 720,000 (8.7% of total investment). The cost of fully upgrading and furnishing a 2,800 sq ft villa would add further to the unrerecovered investment, making the actual financial loss considerably higher.
Property Finder data shows 4-bedroom villas in The Springs listed between AED 7,400,000 and AED 12,500,000. The agent's villa at AED 7,600,000 sits at the lower end of this range. A comparable type 3M 4-bedroom villa in Springs 4 with lake view and upgrades (unfurnished) was listed at AED 6,450,000 for 2,456 sq ft (AED 2,627 per sq ft). The agent's per-sqft rate of AED 2,714 is comparable, but the agent's villa includes full furnishing, a larger BUA and a larger plot.
YallaValue reports the overall Springs median at approximately AED 2,387 per square foot across 412 transactions over the past 12 months. The agent's rate of AED 2,714 is 13.7% above this median, consistent with the premium for a fully upgraded, furnished, lake-view villa on a large plot. bhomes data shows 4-bedroom villas in The Springs averaging approximately AED 12,000,000, though this figure may be skewed by larger extended villas.
The agent states the villa is fully upgraded and furnished. In The Springs, which was built in the early 2000s, full upgrades typically involve comprehensive renovation of the original Emaar finishes. Common upgrade scopes include modernized kitchens with new cabinetry and appliances, renovated bathrooms with contemporary fixtures, new flooring throughout, updated lighting, fresh paintwork, landscaped gardens and sometimes the addition of a private pool or extended living areas.
Furnished status means the villa comes equipped with furniture, appliances and fittings for immediate occupancy. The combined value of upgrades and furnishing in a villa of this size can be substantial, often running into hundreds of thousands of dirhams, none of which the seller is recovering at this price point.
Buyers should request a detailed inventory of furniture and a schedule of upgrades completed, including any NOC-approved structural modifications, to assess the full value being offered.
The villa backs onto or faces one of The Springs' community lakes. Lake-facing positions are premium within The Springs, offering water views, landscaped surroundings and typically more open sightlines than internally positioned villas. A comparable type 3E in Springs 12 listed on Property Finder was described as having a partial lake view, suggesting that some positions in Springs 12 offer varying degrees of lake exposure.
The semi-detached configuration (type 3E) means the villa shares one wall with a neighbouring unit, with the remaining sides open to the garden and surroundings. This provides more privacy and natural light than back-to-back configurations while maintaining the benefits of a larger plot.
Type 3E is one of several villa types in The Springs by Emaar. The agent's villa has a BUA of 2,800 sq ft, which is larger than a comparable type 3E listing in Springs 12 (2,217 sq ft), suggesting possible extensions or additional built-up area. The 3,670 sq ft plot is generous by Springs standards, where plots range from approximately 1,632 to 4,939 sq ft. The 4-bedroom + maid configuration provides family accommodation with staff quarters.
The Springs is a villa community by Emaar Properties within the Emirates Living master development. Established in the early 2000s, it comprises 15 sub-communities (Springs 1 through 15) offering villas from 2 to 4 bedrooms in various types including 2E, 2M, 3E, 3M, 4E and 4M. BUA ranges from approximately 1,600 to 3,200 sq ft.
The community is designed around a network of man-made lakes, landscaped parks and tree-lined walking trails, creating a suburban environment within Dubai. It is a gated community with 24/7 security.
Community amenities include:
Investment returns in The Springs range from approximately 4.3% to 5.7% gross yield, with 412 villa transactions recorded over the past 12 months and year-on-year price growth of approximately 13.6%.
The Springs is located within the Emirates Living master development, accessible via Sheikh Zayed Road and Al Khail Road.
The Springs benefits from its central location within New Dubai, positioned between Sheikh Zayed Road and Al Khail Road with access to major employment hubs, schools, hospitals and retail destinations.
Unit-specific facts including 4-bedroom + maid configuration, type 3E, semi-detached, BUA of 2,800 sq ft, plot of 3,670 sq ft, fully upgraded and furnished condition, lake view, vacant status, asking price of AED 7,600,000 and original purchase price of AED 8,000,000 are sourced from the agent's brief received on 2 October 2026. The OP of AED 8,000,000 should be verified against the seller's title deed or SPA. The BUA of 2,800 sq ft is larger than a comparable type 3E in Springs 12 listed at 2,217 sq ft, which may indicate extensions that should be confirmed as NOC-approved and registered with Dubai Municipality. The seller's total financial exposure including the 4% DLD fee at purchase (AED 320,000) and upgrade and furnishing costs exceeds the stated AED 400,000 discount. The exact scope of upgrades, furniture inventory, unit number, bathroom count, parking arrangement and landscaping details were not provided in the brief. The asking price was initially AED 8,000,000 (equal to OP) and has been reduced to AED 7,600,000. Property Finder lists 4-bedroom villas in The Springs between AED 7,400,000 and AED 12,500,000.
The asking price is AED 7,600,000 for a 4-bedroom + maid semi-detached type 3E villa in Springs 12. The original purchase price was AED 8,000,000. The seller is accepting AED 400,000 less than what they paid, a discount of 5.0% from OP. The initial asking was AED 8,000,000 and has been reduced to AED 7,600,000.
The seller purchased at AED 8,000,000 and would have paid 4% DLD transfer fee of AED 320,000 at the time of purchase. Their total investment was approximately AED 8,320,000. Selling at AED 7,600,000 represents a total loss of approximately AED 720,000 (8.7% of total investment), excluding any upgrade and furnishing costs the seller incurred. The cost of full upgrades and furnishing in a villa of this size could represent an additional significant investment that the seller is not recovering.
The agent states the villa is fully upgraded and furnished. In The Springs, full upgrades typically include renovated kitchens and bathrooms, new flooring, modern fixtures and finishes, upgraded lighting and landscaping. Furnished means the villa comes with furniture, appliances and fittings ready for immediate occupancy. The exact scope of upgrades and the furniture inventory should be confirmed with the seller, as upgrade quality and extent vary significantly. The cost of upgrades and furnishing adds value beyond the original shell condition but is being absorbed by the seller at this price.
Type 3E is one of several villa configurations in The Springs by Emaar. It is a semi-detached villa layout. The agent's unit has a BUA of 2,800 sq ft on a plot of 3,670 sq ft. Type 3E villas in The Springs typically feature 3 bedrooms with a study or maid's room that can serve as a 4th bedroom, 3 to 4 bathrooms, a private garden and covered parking. The 3,670 sq ft plot is larger than many comparable plots in The Springs (where plots range from approximately 1,632 to 4,939 sq ft). A comparable type 3E villa in Springs 12 was listed at 2,217 sq ft BUA on a 3,583 sq ft plot, suggesting the agent's villa may include extensions or additional built-up area.
Property Finder data shows 4-bedroom villas in The Springs priced between AED 7,400,000 and AED 12,500,000. The agent's villa at AED 7,600,000 sits at the lower end of this range. A comparable type 3M villa in Springs 4 with 4 bedrooms, 2,456 sq ft, lake view and upgrades (unfurnished) was listed at AED 6,450,000 (AED 2,627 per sq ft). The agent's villa at AED 2,714 per square foot is in a comparable per-sqft range but includes furnishing and a larger plot (3,670 vs 2,715 sq ft). YallaValue reports the overall Springs median at approximately AED 2,387 per square foot across 412 transactions in the past 12 months.
The Springs community is designed around a network of lakes, parks and landscaped walkways. Lake-facing villas are considered premium positions within The Springs. A comparable type 3E villa in Springs 12 on Property Finder was described as having a partial lake view. The agent states this villa has a lake view, though the exact extent (full, partial or backing onto the lake) should be confirmed on site. Lake-view villas in The Springs typically command a premium over units facing internal roads or other villas.
The Springs is a villa community developed by Emaar Properties within the Emirates Living master development. It comprises 15 sub-communities (Springs 1 through Springs 15) with villas ranging from 2 to 4 bedrooms in types including 2E, 2M, 3E, 3M, 4E and 4M. BUA ranges from approximately 1,600 to 3,200 sq ft. The community features lakes, landscaped parks, walking trails, community pools, tennis courts, The Springs Souk retail hub and 24/7 gated security. Nearby amenities include Meadows Souk, schools, healthcare facilities and access to Sheikh Zayed Road and Al Khail Road. Investment returns average 4.3% to 5.7% gross yield.
The original purchase price of AED 8,000,000 is stated by the agent and should be verified against the seller's title deed or SPA. The 5% discount (AED 400,000 below OP) does not account for the 4% DLD fee paid at purchase (approximately AED 320,000) or the cost of upgrades and furnishing, which would increase the seller's total loss. The exact scope of upgrades, furniture inventory, unit number, floor plan configuration, bathroom count, parking arrangement and landscaping were not detailed in the brief. The BUA of 2,800 sq ft is larger than a comparable type 3E in Springs 12 (2,217 sq ft), which may indicate extensions that should be confirmed as permitted and registered. The villa is described as semi-detached, which should be confirmed on site.
Buyer costs
Dubai transfer costs for an ready unit. Every figure editable — NOC is set by the developer and varies.
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Total cost
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Full payment schedule and unit details are released to qualified buyers on enquiry.
Indicative only and not a quotation. Excludes any balance payable to the developer, mortgage arrangement costs and service charges.
Finance
Indicative monthly repayment on a UAE bank mortgage.
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Indicative only, not an offer of finance and not advice. UAE loan-to-value caps depend on residency, property value and whether it is your first purchase, with tighter limits on off-plan. Rates move; confirm current terms with your bank or broker.
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