4BR Villa in Farm Grove, The Valley, Below OP, Emaar Off-Plan

Property Overview

A 4BR villa is available in Farm Grove, The Valley, Dubai. The asking price is AED 4,500,000, which the agent states is below the original purchase price of AED 4,760,000, representing a 5.5% discount. The villa is off-plan with handover expected in Q4 2028, developed by Emaar Properties.

The agent states a built-up area of 3,362 sqft. However, research indicates this figure almost certainly represents the plot size rather than BUA. See the size discrepancy section below for details.

Size Discrepancy: Agent BUA vs Research

The agent states a BUA of 3,362 sqft. This does not align with any known 4BR BUA in Farm Grove:

• Bayut's area guide confirms 4BR Farm Grove villas range from 3,741.32 to 5,580.76 sqft, making 3,362 sqft below the minimum 4BR BUA.
• DLD transaction records show all eight 4BR transactions with BUA of 3,750 to 3,765 sqft, regardless of plot size.
• A Property Finder listing (ref 110522725) displays both BUA (3,741 sqft) and plot (3,391 sqft) for a 4BR, confirming that PF's single-figure area displays often represent plot, not BUA.
• DLD plot sizes for 4BR units range from 3,310 to 5,831 sqft. The agent's 3,362 falls within this plot size range.

Conclusion: the agent has almost certainly stated the plot size as BUA. The actual BUA for this unit is likely approximately 3,741 to 3,765 sqft based on the data pattern. Price per sqft calculations are omitted from this listing because the stated BUA is unreliable. If the actual BUA is approximately 3,750 sqft, the effective price per sqft would be approximately AED 1,200.

Buyers must confirm the actual BUA directly with the seller or Emaar before proceeding.

Deal Analysis: Below OP

The agent states an original purchase price of AED 4,760,000 and a selling price of AED 4,500,000, giving a discount of AED 260,000 or 5.5%.

The seller also absorbs the 4% DLD fee paid at purchase (AED 190,400), bringing their total loss to approximately AED 450,400 when accounting for the original DLD fee.

The OP of AED 4,760,000 falls within the DLD transaction range for 4BR Farm Grove villas (AED 4,400,000 to AED 5,097,888) and is plausible for a standard-plot 4BR unit.

Competing Listings: Cheaper Options Available

Active 4BR listings in Farm Grove include options priced at or below this listing:

• AED 4,360,000: 4BR in Farm Grove 1, area listed as 4,752 sqft (ref 156326689, listed 6 days ago). This is AED 140,000 cheaper. The larger area figure (4,752 sqft) may indicate a standalone villa with a larger plot.
• AED 4,500,000: 4BR in Farm Grove 1, area listed as 3,420 sqft (ref 146459194, listed 26 days ago). This matches the listing price and has a similar-sized plot.
• AED 4,900,000: 4BR in Farm Grove 1, area listed as 3,391 sqft (ref 155057616, listed 9 days ago). This is AED 400,000 more expensive.
• AED 4,945,888: 4BR in Farm Grove 2, BUA 3,763 sqft, plot 3,391 sqft (ref FarmGrove2Yaser). This is AED 445,888 more expensive and explicitly shows BUA and plot separately.

The listing at AED 4,360,000 is notable. If it is a genuine 4BR Farm Grove villa at that price, it undercuts this listing by AED 140,000. However, the 4,752 sqft area figure suggests it may be a different villa type (standalone with larger plot), so direct comparison requires checking the layout and configuration.

DLD Transaction Context

Property Finder records 44 DLD sales transactions in Farm Grove. Recent 4BR transactions include:

• 12 October 2026: AED 4,728,888 for BUA 3,765 sqft, plot 3,610 sqft (Farm Grove 1, Off-plan)
• 29 September 2026: AED 4,435,000 for BUA 3,755 sqft, plot 3,310 sqft (Farm Grove 2, Off-plan)
• 26 August 2026: AED 5,097,888 for BUA 3,765 sqft, plot 5,831 sqft (Farm Grove 1, Off-plan)
• 21 July 2026: AED 4,936,888 for BUA 3,755 sqft, plot 3,627 sqft (Farm Grove 2, Off-plan)
• 20 July 2026: AED 4,837,888 for BUA 3,750 sqft, plot 3,524 sqft (Farm Grove 2, Off-plan)
• 2 July 2026: AED 4,450,000 for BUA 3,750 sqft, plot 5,305 sqft (Farm Grove 1, Off-plan)
• 2 July 2026: AED 5,006,888 for BUA 3,755 sqft, plot 4,315 sqft (Farm Grove 2, Off-plan)
• 8 May 2026: AED 4,400,000 for BUA 3,755 sqft, plot 3,530 sqft (Farm Grove 1, Off-plan)

Key observations:

• All 4BR transactions show BUA of 3,750 to 3,765 sqft, confirming this is the standard 4BR BUA regardless of plot size.
• Plot sizes vary from 3,310 to 5,831 sqft, with larger plots commanding higher prices.
• For standard-plot 4BR units (plot under 3,700 sqft), the price range is AED 4,400,000 to AED 4,936,888.
• Two DLD transactions (AED 4,400,000 on 8 May and AED 4,435,000 on 29 Sep) registered below this listing's asking price, though these are primary off-plan registrations and may represent different payment plan stages.
• The most recent 4BR transaction (12 Oct, AED 4,728,888 for a 3,610 sqft plot) is AED 228,888 above this asking price.
• All transactions are off-plan, confirming no Farm Grove units have been handed over.

The average price per sqft across all 44 Farm Grove transactions is AED 1,324 per sqft. At the likely BUA of approximately 3,750 sqft, this listing at AED 4,500,000 works out to approximately AED 1,200 per sqft, which is below the DLD average.

About Farm Grove, The Valley

Farm Grove is a villa community within The Valley by Emaar Properties, located off the Dubai-Al Ain Road (E66). The project comprises two phases: Farm Grove 1 and Farm Grove 2. The agent did not specify which phase this unit belongs to.

Villa Layouts

Farm Grove offers 4BR and 5BR villas across eight architectural themes:

• 4BR semi-detached: Gardenia, Lotus, Lily and Marigold
• 4BR standalone: Willow and Lavender
• 5BR standalone: Ivy and Orchid (approximately 6,078 sqft)

4BR villas range from 3,741 to 5,580 sqft. All villas are three-storey layouts with ground floor (outdoor terrace, family area, living room, kitchen, dining, powder room, maid room, guest bedroom), first floor (bedrooms with balconies), and top level (rooftop lounge, terrace, family room, bathroom). Standalone villas include a private swimming pool and elevator.

Based on the agent's 3,362 sqft figure (which aligns with standard plot sizes of 3,310 to 3,420 sqft in DLD), this unit is likely a semi-detached 4BR on a standard plot.

Payment Plan

The developer payment plan for Farm Grove is 80/20: 10% down payment at booking, seven instalments of 10% each during construction (70%), and 20% on completion. The resale buyer assumes whatever payment obligations remain on the unit.

Community Amenities

Farm Grove amenities include a fitness centre, kids play area, yoga platform, shaded play zones, a community centre, organic allotments, open lawns, walking trails and a pet park. Residents also have access to shared Valley facilities including The Pavilion, Town Centre, Golden Beach, Sports Village and Kids Dale.

Location

The Valley is an Emaar master community located along the Dubai-Al Ain Road (E66), positioned between Dubai Silicon Oasis and Academic City. Farm Grove sits adjacent to Farm Gardens and Farm Gardens 2 within The Valley. The community is approximately 25 minutes from Downtown Dubai and Dubai International Airport via E66. Al Ain Road provides connectivity to Sheikh Mohammed bin Zayed Road (E311) and Emirates Road (E611).

Verification Notes

• The agent states BUA of 3,362 sqft. This almost certainly represents the plot size, not BUA. Bayut confirms 4BR BUA starts at 3,741 sqft. DLD shows all 4BR BUA at 3,750 to 3,765 sqft. The 3,362 figure falls within the range of DLD plot sizes (3,310 to 3,630 sqft). Price per sqft is omitted because the stated BUA is unreliable.
• The original purchase price of AED 4,760,000 is stated by the agent. It falls within the DLD 4BR range (AED 4,400,000 to AED 5,097,888) and is plausible for a standard-plot unit, though it cannot be independently verified for this specific unit.
• The 5.5% discount is moderate. The seller's total loss including the original 4% DLD fee is approximately AED 450,400.
• An active 4BR listing in Farm Grove 1 at AED 4,360,000 (ref 156326689) is AED 140,000 cheaper. Another at AED 4,500,000 matches this price. Buyers should compare these options.
• Two DLD 4BR transactions at AED 4,400,000 and AED 4,435,000 registered below this asking price, though these are primary off-plan registrations.
• The agent did not specify Farm Grove 1 or Farm Grove 2. The phase may affect pricing and handover timing.
• Farm Grove villas are three-storey layouts. 4BR units come in semi-detached (smaller plots) and standalone (larger plots with private pool and elevator) configurations. The agent's plot-range figure suggests a semi-detached unit.
• Handover is Q4 2028. All DLD transactions remain off-plan as of October 2026.
• The 80/20 payment plan means the buyer may need to assume significant remaining construction and completion instalments. The exact payment status of this unit should be confirmed with the seller.