Custom-Built 5 Bedroom Villa in Sobha Hartland Estates with Private Pool, Never Rented, Price Dropped

Property Overview

This custom-built 5-bedroom villa in Sobha Hartland Estates is available at an asking price of AED 13,550,000, recently reduced from AED 13,700,000 on 26 August 2026. The villa has a built-up area of 5,625 sq ft on a 6,018 sq ft plot with a private swimming pool and private garden. The property is ready, has never been rented, and is available for immediate purchase.

Property Highlights

• Type: custom-built 5-bedroom villa
• Built-up area: 5,625 sq ft
• Plot: 6,018 sq ft
• Asking price: AED 13,550,000 (reduced from AED 13,700,000 on 26 August)
• Rate: approximately AED 2,409 per sq ft (BUA)
• Key features: private pool, private garden, never rented
• Status: ready
• Ownership: freehold

Why the Price Is Positioned as Below Market

The agent describes this as below market value. The price has already been reduced by AED 150,000 from AED 13,700,000 to AED 13,550,000 within the past month, indicating a motivated seller.

Market Comparison

Comparable 5-bedroom custom villas currently listed in Sobha Hartland Estates provide context for the pricing:

• Identical 6,018 sqft plot, BUA 6,250 sqft, 5BR+Maid, 6 baths: AED 14,300,000 (AED 2,288/sqft BUA), listed by Betterhomes, described as below market
• 6,618 sqft plot, BUA 6,600 sqft, 5BR+Maid, 6 baths: AED 14,900,000 (AED 2,258/sqft BUA), listed by Driven Properties
• 8,028-8,029 sqft plots, BUA 8,028-9,000 sqft, 5BR+Maid: AED 22,500,000 to AED 29,000,000 (larger villas with elevators, furnished)

The first comparable is particularly relevant as it shares the identical plot size of 6,018 sq ft. That villa has a larger BUA (6,250 vs 5,625 sqft) and is priced AED 750,000 higher. The lower total price of this listing reflects the smaller built-up area, though the per-square-foot BUA rate is higher (AED 2,409 vs AED 2,288), which may reflect differences in specification, finish quality or layout. All comparables are asking prices, not DLD-transacted values.

Custom-Built Villa Note

As with all custom-built villas in Sobha Hartland Estates, each property differs in design, specification and finish quality. The never-rented status means the property has been maintained without tenant occupancy, which typically results in better condition. Buyers should inspect the villa to assess the build quality, interior specification and overall condition, as these factors significantly influence valuation for custom-built properties.

About Sobha Hartland Estates

Sobha Hartland Estates, also referred to as Hartland Villas or The Hartland Villas, is a collection of standalone custom-built villas within the gated Sobha Hartland community in Mohammed Bin Rashid City. The estate occupies plots ranging from approximately 6,000 to over 8,000 sq ft, with built-up areas from approximately 5,600 to over 9,000 sq ft. Villas in the estate typically feature 5 bedrooms with maid's rooms, 6 bathrooms, private swimming pools, landscaped gardens, covered parking and contemporary architecture. Service charges are approximately AED 3.56 per sq ft.

About Sobha Hartland

Sobha Hartland is a freehold mixed-use community by Sobha Realty, spanning approximately 8 million sq ft within Mohammed Bin Rashid City. The community is positioned along the Dubai Water Canal and includes residential towers, townhouses, villas, schools, retail outlets and green spaces. North London Collegiate School Dubai and Hartland International School are within the community. Hartland Mall is expected to open in the near future.

The community is approximately 10 minutes from Downtown Dubai and The Dubai Mall, 15 to 20 minutes from Dubai International Airport, and connected via Ras Al Khor Road, Al Khail Road and Dubai-Al Ain Road.

Verification Notes

Unit-specific facts including bedroom count, custom-built type, built-up area, plot size, private pool, never-rented status, asking price and the price reduction from AED 13,700,000 to AED 13,550,000 are sourced from the agent's brief received on 24 September 2026. Market comparables are drawn from Property Finder and Dubizzle sale listings for 5-bedroom custom villas in Sobha Hartland Estates active between January and August 2026. No original purchase price or construction cost has been provided by the agent. Bathroom count, maid's room, driver's room, number of floors, elevator, parking spaces, furnishing status, view and interior specification details were not stated in the brief and have been omitted. Comparable listings for similar-sized villas in Sobha Hartland Estates typically show 6 bathrooms, maid's room and covered parking.