4BR + Maid Townhouse in Nima, The Valley – Off-Plan Resale Near OP

Property Overview

This 4-bedroom plus maid's room townhouse in Nima at The Valley by Emaar is offered as an off-plan resale at AED 3,100,000. It has a stated built-up area of 2,600.56 sq ft on a 2,872.35 sq ft plot, about AED 1,192 per sq ft. The original price was AED 3,060,000 excluding DLD, and handover is stated as Q3 2027.

Property Highlights

• Property type: Townhouse
• Bedrooms: 4 plus maid's room
• Built-up area: 2,600.56 sq ft (agent-stated)
• Plot size: 2,872.35 sq ft (agent-stated)
• Asking price: AED 3,100,000
• Original price: AED 3,060,000, excluding DLD (agent-stated)
• Calculated rate: about AED 1,192 per sq ft of BUA
• Payment plan: 90/10 (agent-stated)
• Handover: Q3 2027 (agent-stated)
• Seller: motivated, urgent sale (agent-stated)

Why This Is Listed as an Off-Plan Distress Deal

The agent describes an urgent, motivated sale priced close to the original price. The asking price is not below OP. It is AED 40,000, or 1.3%, above the stated original price of AED 3,060,000.

The seller's actual entry cost was higher than the OP, because the original buyer also paid the Dubai Land Department fee. At the standard 4% rate, that fee on AED 3,060,000 is about AED 122,400, which brings the seller's cost to about AED 3,182,400. On that basis, the asking price is about AED 82,400, or 2.6%, below the seller's OP plus DLD. In effect, the seller is giving up most of the DLD fee they paid. These DLD figures are DPF calculations, not figures from the seller's paperwork.

The agent also describes this as the cheapest unit in Nima. DPF has not verified that claim against other listings or DLD records.

About the Project, Developer and Community

Nima is an Emaar townhouse cluster in The Valley, Emaar's master community off the Dubai to Al Ain Road. Project listings describe 3 and 4-bedroom townhouses in two designs, with water features such as a river and pond, and amenities including a clubhouse, gym, firepit and picnic areas, outdoor recreation spaces and play areas. Typical specifications include a maid's room, private garden, terraces and covered parking.

The Valley is a lower-density family community with parks, sports facilities and a town centre, set away from the city's busier central districts.

Layout and Plot

The agent states 2,600.56 sq ft of built-up area on a 2,872.35 sq ft plot, with four bedrooms and a maid's room. The design type, row position, orientation, bathroom count and parking were not supplied and should be confirmed from the SPA and floor plan.

Payment Plan and Handover

The agent states a 90/10 payment plan and handover in Q3 2027. Buyers should confirm the amount already paid to Emaar, the outstanding balance, the handover payment, Emaar's NOC and transfer fees, and the current handover date from the SPA and statement of account.

Location and Connectivity

The Valley is on the Dubai to Al Ain Road (E66), with road access towards central Dubai. Travel times vary with traffic and the destination.

Verification Notes

• Agent-supplied facts: project, bedrooms plus maid, BUA, plot size, OP of AED 3,060,000 excluding DLD, asking price, 90/10 plan, Q3 2027 handover, urgent motivated sale and the cheapest-unit claim.
• DPF-calculated figures: AED 1,192 per sq ft; AED 40,000 (1.3%) above OP; an estimated 4% DLD of AED 122,400; about AED 82,400 (2.6%) below OP plus DLD.
• External project research: developer, community, designs and amenities from published project listings.
• Not verified: the cheapest-unit claim, the amount paid, outstanding balance, bathrooms, parking and row position.