5-Bedroom Villa with Maid's Room in Maha Villas, Expo Valley — 10.7% Below Original Price

Property Overview

This 5-bedroom villa with maid's room in Maha Villas at Expo Valley is listed at AED 12,500,000, which is 10.7% below the agent-stated original purchase price of AED 13,993,000. The villa has a built-up area of 7,000 sq ft on an 8,000 sq ft plot. It is part of a limited collection of luxury standalone residences within the Expo Valley nature reserve, developed by Expo City Dubai. The seller has indicated that reasonable offers will be considered.

Property Highlights

• Type: 5-bedroom standalone villa with maid's room
• Built-up area: 7,000 sq ft
• Plot size: 8,000 sq ft
• Configuration: 3 storeys
• Asking price: AED 12,500,000
• Original purchase price (agent-stated): AED 13,993,000
• Savings: AED 1,493,000 (10.7%)
• Rate: approximately AED 1,786 per sq ft (BUA)
• Developer launch price: AED 13,000,000
• Payment plan: 70/30
• Reasonable offers considered

Why This Price Qualifies as Below OP

The seller originally purchased this villa for AED 13,993,000, as stated by the listing agent. The current asking price of AED 12,500,000 produces a saving of AED 1,493,000, equivalent to a 10.7% reduction from the original price.

The stated OP is consistent with published developer pricing. Sotheby's and Metropolitan Realestate both record the Maha Villas launch price at AED 13,000,000, and the OP of AED 13,993,000 for an 8,000 sqft plot aligns with the expected pricing range for this plot size. At AED 12,500,000, the asking price is AED 500,000 below the developer launch starting price itself.

As of September 2026, all other active listings for Maha Villas on Property Finder are priced between AED 14,700,000 and AED 30,000,000. These are for larger plots ranging from 11,000 to 13,000 sqft, many with premium first-row nature reserve positioning, so they are not directly comparable. However, the fact that no other listing in the project is below AED 14.7M reinforces the distress positioning of this unit at AED 12.5M.

Buyers should request the seller's signed SPA to confirm the original purchase price independently. DPF has not verified the SPA and classifies this listing as a draft until that confirmation is received.

About Maha Villas

Maha Villas is a limited collection of luxury 5-bedroom standalone residences in Expo Valley, developed by Expo City Dubai (Expo Group). Each villa stands 3 storeys tall with plot sizes ranging from 7,537 to 13,261 sq ft and built-up areas from 6,901 to 7,535 sq ft. All bedrooms are en-suite, and villas include a maid's room, underground parking for up to 3 cars with secure villa access, private landscaped gardens, terraces and balconies. Select villas feature private elevators.

About Expo Valley

Expo Valley is a residential community within Expo City Dubai, situated on the legacy site of Expo 2020. The community is designed as a net-zero-targeted district with a focus on sustainability, health and wellbeing. It features a nature reserve with lake and wadi views, car-free lanes, pedestrian walkways, and tracks for cycling and e-scooters. The unique topography of Expo Valley provides cooler temperatures and panoramic views of the surrounding nature reserve.

Expo City Dubai is a fully functioning global landmark district that includes residential, commercial, cultural and leisure components. It is connected by Dubai Metro and is near Al Maktoum International Airport. Community amenities include a beach club, tennis courts, swimming pools, gymnasium, retail and dining, and valet parking.

Verification Notes

The asking price of AED 12,500,000, original purchase price of AED 13,993,000, 5 bedrooms plus maid's room, built-up area of 7,000 sq ft, plot size of 8,000 sq ft and Expo Valley location are all sourced from the agent brief dated 17 September 2026. The price per square foot of AED 1,786 and savings of AED 1,493,000 (10.7%) are calculated from these figures.

Bathroom count, view, floor plan type, parking and furnishing status were not specified in the agent brief. Comparable listings show 6-7 bathrooms and underground parking for 3 cars for 5BR villas in Maha. Handover dates vary across sources: PF records Q1 2026 completion, while Engel and Volkers lists a December 2026 handover for a specific unit. The agent brief does not specify the handover date.

Project-level facts are sourced from Expo City Dubai developer records, Metropolitan Realestate, Sotheby's and Property Finder listings accessed 17 September 2026. This listing is classified as a draft. The original purchase price has not been independently verified against the seller's SPA. No images have been supplied; actual photography or renders are required before publication.