Property Overview
This 5-bedroom villa with maid's room in Athlon by Aldar, Dubailand, is available at AED 9,000,000. The villa sits on a 4,881 sq ft plot with a built-up area (BUA) of 3,535 sq ft, in a single row corner position backing onto a community park with direct park view. This is an off-plan resale with handover expected in Q2 2028.
Property Highlights
- Type: 5-bedroom villa with maid's room
- BUA: 3,535 sq ft
- Plot: 4,881 sq ft
- Asking price: AED 9,000,000
- Rate: AED 2,546 per sq ft (based on BUA)
- Position: single row corner
- Orientation: backing onto park, direct park view
- Status: off-plan, handover Q2 2028
- Developer: Aldar Properties (with Dubai Holding)
- Ownership: freehold
Important: BUA Verification Required
The agent states this is a 5-bedroom villa with maid's room at 3,535 sq ft BUA. Multiple independent sources show 5-bedroom villas in Athlon at significantly larger BUA figures:
- Property Finder (Milon sub-community): 5BR at 6,264 sqft BUA, starting from AED 4,200,000
- Off-planproperties.ae: 5BR at 4,445 sqft BUA, starting from AED 6,000,000
- Ezre.ae: 5BR at 6,083 to 6,272 sqft BUA
The agent's stated BUA of 3,535 sq ft falls within the 4-bedroom villa range, which Property Finder's Milon page lists at 3,347 to 5,209 sq ft BUA starting from AED 2,800,000. Athlon has multiple sub-communities with different villa configurations, so a smaller 5-bedroom layout may exist. However, the discrepancy is large enough that buyers should independently verify the bedroom count and BUA with the seller's SPA and Aldar's records before proceeding.
Pricing Analysis
The agent did not disclose an original purchase price, so savings against the seller's cost cannot be calculated. The asking price is assessed against comparable resale listings and available transaction data.
Comparable Resale Listings
Active and recent resale listings for 5-bedroom villas in Athlon:
- Delphi 5BR+maid (BUA 4,932 sqft), park-backing: AED 7,599,000 (AED 1,541 per sq ft) on Bayut
- Theon 5BR (BUA 4,452 sqft), end corner, larger plot: AED 7,130,461 (AED 1,602 per sq ft) on Dubizzle
- Delphi 5BR+maid (BUA 4,445 sqft, plot 4,930 sqft), corner standalone, 60/40 payment: AED 7,600,000 (AED 1,710 per sq ft) on Property Finder (expired listing)
The agent's price of AED 9,000,000 is AED 1,400,000 to AED 1,870,000 above comparable 5-bedroom listings. The agent's rate of AED 2,546 per sq ft (based on BUA) is 49% to 65% above the comparable rates of AED 1,541 to AED 1,710 per sq ft. However, these comparisons are complicated by two factors: the comparable listings have substantially larger BUA (4,445 to 4,932 sqft versus 3,535 sqft), and the agent describes this unit as a rare single row corner backing onto a park.
Closest BUA Comparison
The closest BUA comparison is a Delphi 4BR+maid villa (BUA 3,391 sqft, plot 4,744 sqft) listed at AED 7,000,000 (AED 2,064 per sq ft) on Dubizzle. This is a standalone corner single row unit with 60/40 payment plan. At a similar BUA, the agent's 5BR at AED 9,000,000 represents a premium of AED 2,000,000 over this 4-bedroom comparable.
DLD Transaction Data
Property Finder reports 433 DLD-registered transactions for Athlon by Aldar, with an average transaction value of AED 3,234,411. This average is heavily weighted by apartments and smaller units from Rise by Athlon. Visible villa transactions show rates of AED 1,337 to AED 1,859 per sq ft. The agent's rate of AED 2,546 per sq ft is above this range.
Developer Starting Prices
Developer starting prices for Athlon 5-bedroom villas ranged from AED 4,200,000 (Milon, 6,264 sqft BUA) to AED 6,000,000 (4,445 sqft BUA per off-planproperties.ae). Athlon has been sold out at the developer level. The agent's asking price reflects the resale market, where premium-positioned units command premiums over the original developer pricing. Without the seller's original purchase price, the exact markup cannot be quantified.
Position and View
The agent describes this villa as a rare single row corner backing onto a community park with direct park view. In a villa community, single row means the property sits on the outer edge of its block with no row of homes behind it. Corner means it sits at the end of the row, giving exposure on two sides. The park backing means the rear boundary faces a landscaped park, providing an unobstructed green outlook that cannot be built on. This combination of positioning is considered premium in Dubai villa communities. The agent characterises this configuration as rare within Athlon.
About Athlon by Aldar
Athlon is a master-planned residential community developed by Aldar Properties in partnership with Dubai Holding. It is located in Wadi Al Safa 5, Dubailand, adjacent to Arabian Ranches 3 and bordered by Emirates Road (E611), Latifa Bint Hamdan Road (D67) and Sheikh Zayed Bin Hamdan Al Nahyan Street (D54).
The development comprises approximately 1,492 to 1,595 villas and townhouses across nine sub-communities: Chion, Delphi, Diagon, Leon, Milon, Olympia, Theon, Vitalon and Zeston. Rise by Athlon adds approximately 1,200 apartments across eight buildings. Villa categories include Standard (3 to 5 bedroom duplex villas) and Premium (4 to 6 bedroom villas in Horizon and Pillar design themes). Each villa includes a private garden, pool, garage and maid's room.
Athlon holds LEED Platinum pre-certification and offers freehold ownership. The community has been sold out at the developer level, with all units now trading on the secondary market.
Community Amenities
- 4.6 km trail-running loop
- 2.2 km family walking loop
- 3.7 km cycling loop
- Padel courts and sports complex
- Swimming pools and gymnasium
- Kindergarten and school
- Mosque and medical centre
- Retail centre
- EV charging stations
- Energy-efficient fixtures throughout
- 24-hour security
Payment Plan and Handover
The agent states handover in Q2 2028, which is consistent with Aldar's official project timeline. As this is an off-plan resale, the buyer takes over the remaining payment obligations under the original purchaser's SPA with Aldar. Payment plan structures vary by sub-community within Athlon: Milon uses a 5/55/40 structure, while other sub-communities use 20/30/50, 60/40, 70/30 or 80/20 structures.
The agent did not specify the sub-community, the original payment plan, the amount already paid by the seller, or the remaining balance. Buyers must request the full SPA and payment schedule from the seller to understand the exact financial obligations they would be assuming.
Location and Connectivity
Athlon is located in Dubailand, bordered by three major roads:
- Emirates Road (E611): direct access
- Latifa Bint Hamdan Road (D67): direct access
- Sheikh Zayed Bin Hamdan Al Nahyan Street (D54): direct access
- Global Village: nearby
- Arabian Ranches 3: adjacent
- Dubai Sports City: accessible via E611
- Downtown Dubai: accessible via E611 and Al Khail Road
- Dubai International Airport: accessible via E611
The community's position at the junction of three arterial roads provides connectivity to central Dubai and Abu Dhabi. The Dubailand area continues to develop as a suburban residential zone with an expanding range of amenities and retail options.
Verification Notes
Unit-specific facts including 5-bedroom plus maid's room, BUA 3,535 sq ft, plot 4,881 sq ft, single row corner backing onto park, direct park view, handover Q2 2028 and asking price of AED 9,000,000 are sourced from the agent's brief received on 2 October 2026. The BUA of 3,535 sq ft is below all known 5-bedroom specifications for Athlon from multiple independent sources (4,445 to 6,264 sq ft) and falls within the 4-bedroom range (3,347 to 5,209 sq ft). This discrepancy must be verified with the seller's SPA. The asking price of AED 9,000,000 (AED 2,546 per sq ft) is above comparable 5-bedroom resale listings at AED 7,130,000 to AED 7,600,000 (AED 1,541 to AED 1,710 per sq ft for larger BUA units). No original purchase price was given; savings cannot be calculated. The sub-community was not identified by the agent. Bathroom count, furnishing status, parking details, exact payment plan, amount paid, view direction beyond park, and floor plan type were not stated. Stable project facts including developer, community layout, amenities, sub-communities and LEED certification are verified against Aldar's official project information and major property portals.
