10% Below Original Price | AED 314,600 Saving vs OP | Market AED 3.5M+ | Approximately 19% Below Market | Single Row | Close to Park | BUA 2,350 Sq Ft | Q3 2028 | Dubai Properties
A well-structured distress off-plan assignment in La Tilia 2, Villa Nova — a 3-bedroom plus maid townhouse with a single row position close to the park, being offered at AED 2,831,400 against an original purchase price of AED 3,146,000. The saving versus OP is AED 314,600 — exactly 10% below the original price. The current market for equivalent 3-bedroom plus maid townhouses in Villa Nova La Tilia 2 is AED 3,500,000 and above, meaning the buyer saves approximately AED 668,600 or more against where the market currently trades. Even after the buyer's own DLD, agency, and admin fees (total all-in approximately AED 3,004,695), the buyer is still well below the AED 3,500,000 market — representing one of the most clearly positioned distress entries currently available in the Villa Nova townhouse market. Handover is Q3 2028 — approximately 25 to 27 months from now. The single row positioning is a materially important specification within Villa Nova: single row townhouses have one less shared wall and a rear garden that is not overlooked by an immediately adjacent back-to-back neighbour, providing superior natural light, ventilation, privacy, and outdoor living quality. Close to park adds the community recreation and green lifestyle access that families prioritise most highly when selecting a townhouse within Villa Nova.
Property Highlights
- Project: La Tilia 2, Villa Nova
- Community: Villa Nova, Dubailand, Dubai
- Developer: Dubai Properties
- Unit Type: 3 Bedroom + Maid Townhouse
- BUA: 2,350 sq ft
- Plot Size: 1,854 sq ft
- Position: Single row
- Proximity: Close to park
- Handover: Q3 2028
- Bathrooms: Available on request
- Parking: Available on request
- Original Price (OP): AED 3,146,000
- Distress Asking Price: AED 2,831,400
- Saving vs OP: AED 314,600 (exactly 10% below OP)
- Seller DLD Paid (4% of OP): Approximately AED 125,840
- Seller Total Cost (OP + DLD): Approximately AED 3,271,840
- Saving vs Seller Total Cost: Approximately AED 440,440 (approximately 13.5%)
- Current Market Price: AED 3,500,000 and above
- Saving vs Market: Approximately AED 668,600+ (approximately 19.1%+ below market)
- Price per Sq Ft BUA (SP): AED 1,205
- Price per Sq Ft BUA (OP): AED 1,339
- Price per Sq Ft BUA (Market): AED 1,489+
- Property Status: Off-Plan — Distress Assignment — Q3 2028 Handover
The Distress Case — Two Layers of Value
This listing delivers distress value at two distinct and verifiable levels — one against the original price and one against the current market.
Layer One — 10% Below Original Price
The seller paid AED 3,146,000 at launch and also paid the 4% DLD registration fee of approximately AED 125,840 — a total documented cost of approximately AED 3,271,840. They are now accepting AED 2,831,400 — losing AED 314,600 on the purchase price alone and AED 440,440 on their total documented cost. The seller's exit at exactly 10% below their original price is a clear and motivated distress position.
Layer Two — Approximately 19% Below Current Market
The current market price for 3-bedroom plus maid townhouses in La Tilia 2, Villa Nova is AED 3,500,000 and above. At AED 2,831,400, the buyer enters approximately AED 668,600 below where the market currently trades — approximately 19.1% below market. Even after the buyer's own total acquisition costs (DLD, agency, admin — total all-in approximately AED 3,004,695), the buyer is still approximately AED 495,305 below the AED 3,500,000 market price. The buyer begins ownership with immediate and documented equity against both the original price and the current market from the day of assignment.
About La Tilia 2 — Villa Nova, Dubai
Villa Nova is Dubai Properties' master-planned townhouse and villa community — one of the most comprehensive family residential developments delivered by a government-linked developer in Dubai's southern residential corridor, positioned in the Wadi Al Safa area adjacent to Arabian Ranches, Mudon, and the broader Dubailand ecosystem. The Villa Nova masterplan is organised around a central park spine, community swimming pools, play areas, fitness trails, and retail — creating a self-contained family lifestyle that does not require daily travel outside the gates for basic recreational and community needs. La Tilia is one of the most sought-after sub-communities within Villa Nova — known for its park-adjacent positioning, its townhouse scale, and its family-complete environment. La Tilia 2 is the second phase, carrying the same park-facing identity and community standard as La Tilia 1 with the benefit of a more current build cycle and Q3 2028 delivery. The 3-bedroom plus maid typology is the most practically family-complete of the Villa Nova townhouse formats — providing 3 full bedroom suites, a dedicated maid's room for domestic staff, and the 2,350 sq ft BUA that allows a family of four or five to live comfortably without compromise. The single row position adds the privacy and outdoor living quality that distinguishes the most desirable units within any townhouse community.
Why Single Row Matters in Villa Nova
In any townhouse masterplan, single row units represent a distinct product tier above back-to-back or corner townhouses. A single row townhouse has neighbours attached on one or two side walls but has a rear garden that faces open space, a park, or a landscaped communal area — rather than directly facing the rear garden of another townhouse immediately behind. This delivers: superior natural light and ventilation through the rear elevation, a private garden that is not directly overlooked from an adjacent building at close range, a quieter and more private outdoor living environment, and — in this specific case — the combination of single row positioning close to the park, which places the outdoor living environment between the townhouse and a green space rather than a facing row of homes.
Amenities
- Community park — within walking distance from this specific unit
- Community swimming pools within La Tilia 2
- Fitness trails and jogging tracks throughout Villa Nova
- Children's play areas and family recreation zones
- Retail and convenience within Villa Nova
- Dubai Properties community management and maintenance
- 24/7 gated security
- Private garden within the 1,854 sq ft plot
- Covered parking (allocation on request)
- Maid's room — dedicated domestic staff accommodation
- Full service charge details on request from Dubai Properties
Layout and Floor Plan
This 3-bedroom plus maid townhouse in La Tilia 2, Villa Nova spans 2,350 sq ft of built-up area on a 1,854 sq ft plot in a single row position close to the park. The typology distributes the accommodation across two or three floors with the maid's room typically on the ground floor adjacent to the kitchen and service areas, the main living and dining area and kitchen on the ground floor with direct access to the private garden, the master bedroom suite on the upper floor with en-suite bathroom and wardrobe, and two additional bedroom suites on the upper floor or mezzanine level with shared or individual bathroom access. The single row orientation allows the rear garden to face open space — the private garden is not immediately overlooked by an adjacent row of townhouses, providing a genuinely private outdoor living environment. The proximity to the park means the townhouse's outdoor reach is extended beyond the private garden to include the park directly. Full floor plan with level-by-level layout, room dimensions, garden specifications, parking layout, and exact orientation within La Tilia 2 are available on request from our team or directly from Dubai Properties.
Payment Plan and Distress Position
This is an off-plan distress assignment with a Q3 2028 handover — approximately 25 to 27 months from the current date.
Distress Price Analysis
- Original Purchase Price (OP): AED 3,146,000
- Seller DLD Paid (4%): Approximately AED 125,840
- Seller Total Cost (OP + DLD): Approximately AED 3,271,840
- Distress Asking Price: AED 2,831,400
- Saving vs OP: AED 314,600 (exactly 10%)
- Saving vs Seller Total Cost: Approximately AED 440,440 (approximately 13.5%)
- Current Market Price: AED 3,500,000 and above
- Saving vs Market: Approximately AED 668,600+ (approximately 19.1%+)
- Price per Sq Ft BUA (SP): AED 1,205
- Price per Sq Ft BUA (Market): AED 1,489+
Estimated Buyer All-In Cost
- Assignment Price: AED 2,831,400
- DLD Transfer Fee (4%): AED 113,256
- DLD Administrative Fee: Approximately AED 580
- Agency Commission (2% + VAT): Approximately AED 59,459
- Total Estimated Buyer All-In: Approximately AED 3,004,695
- Saving vs Market (AED 3.5M+) Even All-In: Approximately AED 495,305+
Full Dubai Properties payment schedule — amount paid to date and remaining installments to Q3 2028 handover — is available on request from our team. Dubai Properties NOC and assignment fees apply.
Location and Connectivity
- Community: Villa Nova, Wadi Al Safa, Dubailand, Dubai
- Key Roads: Al Qudra Road (D63), Hessa Street (D61), Sheikh Mohammed Bin Zayed Road (E311)
- Arabian Ranches: Adjacent to Villa Nova
- Mudon: Adjacent to Villa Nova
- Dubai Polo and Equestrian Club: Approximately 5 to 10 minutes by car
- Global Village (seasonal): Approximately 15 to 20 minutes by car
- Dubai Hills Mall: Approximately 20 to 25 minutes by car
- Mall of the Emirates: Approximately 25 to 30 minutes by car
- Downtown Dubai: Approximately 30 to 35 minutes by car
- Al Maktoum International Airport (DWC): Approximately 25 to 30 minutes by car
- Dubai International Airport (DXB): Approximately 35 to 40 minutes by car
Why This La Tilia 2 Assignment Is a Compelling Opportunity
- Exactly 10% below OP — AED 314,600 verified saving against documented original price
- Approximately 19.1%+ below current market of AED 3.5M+ — AED 668,600+ saving vs market
- Buyer all-in approximately AED 3,004,695 — still approximately AED 495,305 below market even after all fees
- Seller absorbs loss of AED 440,440 vs their total documented cost (OP + DLD)
- Single row — superior privacy, natural light, and garden quality vs back-to-back units
- Close to park — direct lifestyle access to the primary recreational green space
- 3-bedroom plus maid — complete family typology in a generous 2,350 sq ft layout
- AED 1,205/sqft — significantly below market AED 1,489+/sqft for this unit type
- Q3 2028 handover — Dubai Properties developer quality and delivery track record
- Freehold — available to all nationalities worldwide
Golden Visa eligibility, rental and yield figures, handover timing and transport connectivity described above reflect source information published as at 17 August 2026 and can change. Confirm current status before relying on them.
