5 Bedroom Plus Maid and Basement Villa in Address Villas Tierra, The Oasis by Emaar at 4.8% Below OP with Price Dropped

Property Overview

This 5-bedroom plus maid and basement villa in Address Villas Tierra, The Oasis by Emaar, is available at an asking price of AED 19,950,000 following a price drop. The villa has a built-up area of 10,394 sq ft on a plot of 10,470 sq ft. The asking price represents a saving of AED 1,006,888 (4.8%) against the agent-stated original purchase price of AED 20,956,888. Handover is expected in Q2 2029.

Property Highlights

• Type: 5-bedroom plus maid and basement villa
• Built-up area: 10,394 sq ft
• Plot area: 10,470 sq ft
• Asking price: AED 19,950,000 (price dropped)
• Original price: AED 20,956,888
• Saving from OP: AED 1,006,888 (4.8%)
• Seller's total loss including DLD: approximately AED 1,845,164 (8.5%)
• Rate: approximately AED 1,919 per sq ft (BUA)
• Payment plan: 80/20
• Handover: Q2 2029
• Status: off-plan resale (approximately 4% complete)
• Branding: Address Hotels and Resorts
• Ownership: freehold

Why the Price Qualifies as Below OP

The agent states the original purchase price for this villa was AED 20,956,888. The current asking price of AED 19,950,000 is AED 1,006,888 lower, a reduction of 4.8% from the original contract value. The agent notes the price has been dropped, indicating this is not the first reduction.

The OP of AED 20,956,888 is precise enough to indicate a contract figure rather than a round estimate, which adds credibility. It should still be confirmed against the seller's SPA.

Seller's Total Loss Including DLD

The seller paid a 4% DLD transfer fee on the original purchase, estimated at approximately AED 838,276. Adding this to the original price gives an all-in cost of approximately AED 21,795,164. The asking price of AED 19,950,000 represents a total seller loss of approximately AED 1,845,164, or 8.5% of their total investment. The seller is absorbing nearly AED 1.85 million in combined price reduction and DLD costs.

Market Context

The asking price sits within the context of current market data for 5-bedroom villas in Address Villas Tierra:

• Average 5BR DLD transaction price (12 months, 24 sales): approximately AED 17.7M
• Average 5BR asking price: approximately AED 17.8M
• Current 5BR listing range: AED 13.9M to over AED 27M
• Standard 5BR BUA range: 7,922 to 8,048 sq ft

The average transaction and asking prices of approximately AED 17.7M to AED 17.8M reflect the standard 5BR configurations of 7,922 to 8,048 sq ft. This villa at 10,394 sq ft is approximately 29% to 31% larger than the standard 5BR. A direct comparison on absolute price is therefore misleading. The more relevant comparison is per-sqft rate.

At AED 1,919 per sq ft, this villa's rate is comparable to the community. A similar listing for a 5BR corner unit with basement in Address Villas Tierra at 10,471 sq ft is advertised at AED 20,950,000, placing both at approximately AED 2,000 per sq ft. This listing at AED 19,950,000 for a comparable-sized unit represents a saving of approximately AED 1M against that comparable.

5 Bedroom Plus Maid and Basement

This is one of the larger 5-bedroom configurations in Address Villas Tierra, featuring both a maid's room and a basement level. Standard 5-bedroom villas in the project range from 7,922 to 8,048 sq ft. At 10,394 sq ft, this unit is substantially larger, with the additional space accounted for by the basement and likely a more generous ground-floor layout.

Address Villas Tierra villas include a private pool, driver's accommodation with garage access, a fully equipped prep kitchen and show kitchen, a formal majlis and a maid's room as standard. The basement adds further usable space that can serve as an entertainment room, home cinema, gym or storage.

About Address Villas Tierra

Address Villas Tierra is the first branded villa community at The Oasis by Emaar, developed in collaboration with Address Hotels and Resorts. The project offers 4, 5 and 6-bedroom villas with built-up areas ranging from approximately 7,269 to 12,777 sq ft and plot sizes from approximately 9,174 to 16,000 sq ft.

Villas are available in three architectural styles: Classic, Contemporary and Chamfered. Each style carries distinct exterior design language while maintaining consistent interior standards. The development is positioned within The Oasis's lagoon and waterfront district.

Construction and Handover

Construction is approximately 4% complete as of the most recent data. Handover is expected in Q2 2029. The project is reported as sold out at the developer level, meaning all remaining transactions are resales.

Payment Plan

Emaar's payment plan for Address Villas Tierra is structured as 80/20: 10% booking deposit, 70% in phased instalments during the construction period and 20% on handover. For a resale, the payment structure depends on how much the current seller has paid to date. With construction at approximately 4%, the seller may have paid the 10% booking deposit plus early construction instalments. Buyers should request the seller's full payment history and the developer's confirmation of the remaining schedule.

About The Oasis by Emaar

The Oasis is one of Emaar's largest master-planned communities, spanning over 100 million sq ft in Dubailand, Dubai. The community is designed around crystal-clear lagoons, lush green spaces and a resort-style living concept. The Oasis includes multiple villa sub-communities, of which Address Villas Tierra is the branded flagship.

The master community features a central clubhouse, retail centre, parks, sports courts, fitness centres, wellness spas, temperature-controlled pools, jogging trails, cycling paths, waterfront features and beach access. The gated community provides round-the-clock security.

Location and Connectivity

The Oasis is situated in Dubailand with access to major Dubai highways. Downtown Dubai is approximately 20 minutes away. Palm Jumeirah is approximately 30 minutes by road. Al Maktoum International Airport is approximately 35 minutes away. The community benefits from its position near Emirates Road (E611) and Sheikh Mohammed Bin Zayed Road (E311), providing connectivity across Dubai and to the Northern Emirates.

Verification Notes

Unit-specific facts including 5-bedroom plus maid and basement configuration, built-up area, plot area, asking price, original purchase price and price-dropped status are sourced from the agent's brief received on 28 September 2026. The agent states the price is approximately AED 1M below OP, which is confirmed arithmetically at AED 1,006,888. The specific OP of AED 20,956,888 is precise enough to suggest a contract figure rather than a round estimate, but it should be confirmed against the seller's SPA. Project-level details including villa configurations, construction status, payment plan, architectural styles, amenities and community information are drawn from Property Finder project data, Bayut sale listings and DLD transaction data, and Metropolitan project data. DLD data records 24 villa transactions in the past 12 months. A comparable listing for a 5BR corner unit with basement at 10,471 sq ft in Address Villas Tierra is listed at AED 20,950,000, providing a direct size-comparable reference. The specific architectural style (Classic, Contemporary or Chamfered), exact plot position, view orientation, bathroom count, floor plan and furnishing status were not stated in the brief and have been omitted. The agent's brief states handover in 2029; project data specifies Q2 2029.