4 Bedroom Family Villa in Farm Grove, The Valley, 15.1% Below OP

Property Overview

This four-bedroom villa with a family room in Farm Grove, The Valley, is offered at AED 6,500,000 against an agent-stated original purchase price of AED 7,660,000, a saving of AED 1,160,000 or 15.1% below OP. The agent lists a built-up area of 5,500 sq ft on a 5,100 sq ft plot. The seller needs to sell urgently and is open to offers.

Property Highlights

• Property type: Villa
• Bedrooms: 4 plus family room
• Built-up area: 5,500 sq ft (agent-stated)
• Plot size: 5,100 sq ft (agent-stated)
• Asking price: AED 6,500,000
• Original purchase price: AED 7,660,000 (agent-stated)
• Saving vs OP: AED 1,160,000 (15.1%)
• Price per sq ft of BUA: approx. AED 1,182 (calculated)
• Seller position: urgent sale, open to offers
• Developer: Emaar Properties

Why the Price Qualifies as Below OP

The agent states an original purchase price of AED 7,660,000 and an asking price of AED 6,500,000. The difference is AED 1,160,000, which is 15.1% of the original price.

Calculation

• AED 7,660,000 minus AED 6,500,000 = AED 1,160,000
• AED 1,160,000 / AED 7,660,000 = 15.1% below OP
• AED 6,500,000 / 5,500 sq ft BUA = approx. AED 1,182 per sq ft

The original price is taken from the agent's resale brief. DPF has not reviewed the seller's SPA. Because the seller is open to offers, the final agreed price may differ from the asking price.

About the Project, Developer and Community

Farm Grove is a villa cluster by Emaar Properties within The Valley, Emaar's master-planned community on the Dubai–Al Ain Road. The cluster has been released in phases, and published project information for the later phase shows four-bedroom standalone villas with maid's and driver's rooms.

The Valley is designed around open green spaces, a central park, sports courts, pools, cycling and walking trails, and a community retail area, with a focus on family living away from the city centre.

Layout and Size

The agent confirms four bedrooms plus a family room, a built-up area of 5,500 sq ft and a plot of 5,100 sq ft. The phase, villa type, bathroom count, parking and orientation were not supplied and should be confirmed from the SPA and floor plan. Buyers should also confirm the BUA figure against the official floor plan, as it is larger than the plot size quoted.

Payment Plan and Handover

The agent brief did not include the payment plan, amount paid or handover date for this villa. Published project information shows Farm Grove as an off-plan project with phased delivery. The remaining balance, instalment schedule, handover date and Emaar's resale NOC requirements should be confirmed against the seller's SPA.

Location and Connectivity

The Valley sits along the Dubai–Al Ain Road (E66), giving road access towards Dubai Silicon Oasis, Academic City, Downtown Dubai and Al Ain. Travel times depend on traffic and the villa's position within the community.

Verification Notes

• Agent-supplied facts: project, community, villa type, four bedrooms plus family room, 5,500 sq ft BUA, 5,100 sq ft plot, OP AED 7,660,000, asking price AED 6,500,000, urgent sale and open to offers.
• Calculated by DPF: savings amount, savings percentage and price per sq ft.
• External project research: developer, phased release, typical unit configuration and community context.
• Not supplied: phase, villa type, bathrooms, parking, amount paid, payment plan, handover date and service charge.