Property Overview
A 4-bedroom Style A townhouse in Equestra at Grand Polo Club and Resort by Emaar at AED 4,700,000 (AED 1,911 per sqft). BUA 2,460 sqft. Plot 2,529 sqft. Off-plan with 80/20 payment plan, 30% paid to Emaar. 5 bathrooms, maid room, private garden, 2 covered parking. Handover Q3 2029. Distressed seller.
Property Highlights
- Type: 4BR Style A townhouse
- BUA: 2,460 sqft
- Plot: 2,529 sqft
- Asking price: AED 4,700,000
- Rate: AED 1,911 per sqft (BUA)
- Bedrooms: 4 + maid room
- Bathrooms: 5
- Payment: 80/20, 30% paid
- Developer: Emaar Properties
- HO: Q3 2029 (Aug 2029)
Off-Plan Distress Analysis
The seller has 30% paid on the Emaar payment plan (10% booking + 2 construction installments of 10%) and wants to exit. No original purchase price is disclosed, but DLD data provides context.
DLD 4BR Transactions in Equestra (Dec 2025 to Jan 2026)
- AED 4,905,888 for 2,460 sqft BUA, 2,688 sqft plot (Dec 2025, AED 1,994 per sqft)
- AED 4,761,888 for 2,460 sqft BUA (Dec 2025, AED 1,936 per sqft)
- AED 4,713,888 for 2,460 sqft BUA (Dec 2025, AED 1,916 per sqft)
- AED 4,665,888 for 2,460 sqft BUA (Dec 2025, AED 1,896 per sqft)
- AED 4,547,412 for 2,460 sqft BUA (Jan 2026, AED 1,848 per sqft)
DLD transaction range: AED 4,547,412 to AED 4,905,888 (average AED 4,719,000, AED 1,918 per sqft). The asking price of AED 4,700,000 is essentially at the DLD average. If the seller originally purchased at the higher end (AED 4,906,000), they are taking a loss of approximately AED 200,000 to AED 400,000 (including DLD fees). If they purchased at the lower end (AED 4,547,000), they may be at or slightly above their OP.
Active Competing Listings
- AED 5,627,476 for 4BR in Equestra, 2,460 sqft BUA, 2,688 sqft plot (Property Finder, AED 2,288 per sqft)
- AED 5,150,000 for 4BR in Equiterra (nearby phase), 2,472 sqft BUA, 2,962 sqft plot, 40% paid
- AED 5,350,000 for 4BR in Equiterra, 2,476 sqft BUA, 3,527 sqft plot
At AED 4,700,000, this listing is AED 927,476 (16.5%) below the cheapest Equestra resale listing and AED 450,000 to AED 650,000 below the Equiterra comparables. The discount versus current asking prices is significant.
Buyer Cost Breakdown
- Assignment price: AED 4,700,000
- Seller has paid: approximately 30% (AED 1,410,000)
- Remaining to Emaar: approximately 70% (AED 3,290,000)
- Buyer pays seller: amount for the 30% paid (approximately AED 1,410,000, adjusted for any OP difference)
- Buyer pays Emaar: remaining construction installments + 20% handover
- DLD/Oqood fee (4%): AED 188,000
- Agency commission (2%): AED 94,000
- NOC from Emaar: approximately AED 5,000
Total estimated buyer outlay: approximately AED 4,987,000 (including all fees). The exact split depends on the original SPA price and whether the seller is asking AED 4,700,000 as a net figure or inclusive of fees.
About Grand Polo Club and Resort
An Emaar equestrian lifestyle community in Dubai Investment Park 2. Features three international polo fields, professional stables and training facilities. The community targets buyers interested in equestrian and outdoor living. Location: near Al Maktoum International Airport (5 min), Expo City Dubai (8 min), Dubai Hills Mall (20 min), Downtown Dubai (30 to 35 min). Connected via E311, Emirates Road and Al Qudra Road. Freehold ownership. The community is sold out at developer level; all transactions are resales.
Verification Notes
The selling price (AED 4,700,000), BUA (2,460 sqft), plot size (2,529 sqft), 80/20 payment plan, 30% paid, Q3 2029 handover and distressed status are from the agent brief. The 2,460 sqft BUA for the Style A 4BR is confirmed. The plot size of 2,529 sqft could not be independently verified (one comparable shows 2,688 sqft plot for the same BUA, suggesting variation by unit position). Q3 2029 handover is confirmed by Property Finder. DLD data shows the asking is at the transaction average. No original price was provided so the exact seller loss cannot be calculated.
