4BR Villa with Pool in B Villas, District One Below Agent-Estimated Market Value

Property Overview

A 4-bedroom plus maid villa in B Villas, District One, Mohammed Bin Rashid City, offered at AED 15,500,000. The property has 5,055 sqft of built-up area on a 6,135 sqft freehold plot. It is vacant and includes a private pool, BBQ area and landscaped garden. The agent estimates the market value at AED 17,000,000, placing the asking AED 1,500,000 (8.8%) below that estimate. DLD transaction records for the identical layout are discussed in the pricing section below.

Property Highlights

• Type: 4-bedroom plus maid villa
• Built-up area: 5,055 sqft
• Plot size: 6,135 sqft
• Asking price: AED 15,500,000
• Rate: AED 3,066 per sqft (based on BUA)
• Agent-estimated market value: AED 17,000,000
• Agent-estimated savings: AED 1,500,000 (8.8%)
• Status: vacant, ready
• Outdoor: private pool, BBQ area, landscaped garden
• Tenure: freehold

Why the Price Qualifies as Below Market

The agent describes this as a distress sale and estimates the market value at AED 17,000,000. At AED 15,500,000, the asking represents a saving of AED 1,500,000, or 8.8% below the agent's benchmark.

DLD transaction records provide important additional context. A 4-bedroom villa with the identical layout of 5,055 sqft BUA on a 6,135 sqft plot in District One Villas transacted at AED 13,200,000 (AED 2,612 per sqft) in July 2026. This transaction is for the same villa type and represents the most directly comparable DLD record available.

The asking price of AED 15,500,000 is AED 2,300,000 above this July 2026 transaction for the identical layout. This gap could reflect different unit conditions (the agent notes this villa is fully landscaped with pool and BBQ installed), floor plan orientation, or changes in market conditions between July and October 2026.

Other 4-bedroom villa transactions in District One in 2026 show a wide range:

• October 2026: AED 22,000,000 for 6,610 sqft BUA on 9,640 sqft plot (AED 3,327 per sqft)
• July 2026: AED 16,800,000 for 6,625 sqft BUA on 7,878 sqft plot (AED 2,536 per sqft)
• July 2026: AED 13,200,000 for 5,055 sqft BUA on 6,135 sqft plot (AED 2,612 per sqft)
• July 2026: AED 12,500,000 for 3,868 sqft BUA on 3,796 sqft plot (AED 3,230 per sqft)
• July 2026: AED 10,000,000 for 3,864 sqft BUA on 3,776 sqft plot (AED 2,588 per sqft)
• June 2026: AED 14,000,000 for 7,122 sqft BUA on 7,535 sqft plot (AED 1,966 per sqft)

The agent's market estimate of AED 17,000,000 sits above all DLD transactions for villas with comparable or identical built-up areas. Buyers should assess current market conditions and consider commissioning an independent valuation.

About B Villas, District One and Mohammed Bin Rashid City

B Villas is a phase within District One Villas, a gated community developed by Meydan within Mohammed Bin Rashid City. The broader District One development spans over 1,000 acres and includes approximately 1,500 freehold villas ranging from 4 to 6 bedrooms, many with private pools and waterfront positioning.

Community amenities include cycling and jogging tracks, parks, crystal lagoons, beach access, gymnasiums, children's play areas, concierge and doorman services, smart home technology and 24/7 security. The community is accessible via major highways with proximity to Downtown Dubai, Meydan Racecourse and Meydan One Mall.

Meydan is a Dubai-based developer known for the Meydan Racecourse and the wider MBR City master plan.

Plot, Outdoor Features and Condition

The villa sits on a 6,135 sqft freehold plot with 5,055 sqft of built-up area across 4 bedrooms plus a maid's room. The agent confirms the property includes a private swimming pool, BBQ area and professionally landscaped garden. The villa is vacant, allowing for immediate inspection and handover.

Verification Notes

• The market value of AED 17,000,000 is the agent's own estimate and has not been independently verified. A 4-bedroom villa with the identical layout (5,055 sqft BUA, 6,135 sqft plot) transacted at AED 13,200,000 in July 2026 according to DLD records on Property Finder, which is AED 2,300,000 below the current asking price.
• The gap between the July 2026 DLD transaction and the current asking may reflect installed improvements (pool, BBQ, landscaping), unit orientation, or market movement. Buyers should verify independently.
• A comparable listing on famproperties.com shows a 4-bedroom B Villas unit at AED 15,950,000, broadly in line with the agent's asking.
• Bathrooms, parking, furnishing and exact villa number are not stated in the agent brief and have been omitted. Comparable listings suggest 6 bathrooms for this villa type.
• Project details are sourced from Meydan developer information, binayah.com and famproperties.com.
• Price per sqft is calculated on built-up area (5,055 sqft), not plot size (6,135 sqft), consistent with DPF convention for villas.