7.80% Below OP | 11.40% Below Seller Total Cost | AED 836,010 Saving | Park-Backing | Type A4S Bigger Plot | 3,987 Sq Ft BUA | 5,232 Sq Ft Plot | Q1 2028 | Meraas
The seller's own words — below all distress — and the arithmetic confirms it. A Type A4S independent villa in Acres by Meraas, Phase 2, Cluster G, being offered at AED 6,495,000 against an original purchase price (without DLD) of AED 7,044,000, and against a total documented cost including DLD paid of AED 7,331,010. The saving versus the original price alone is AED 549,000 — 7.80% below OP. The saving versus the seller's total documented cost (OP plus DLD) is AED 836,010 — 11.40%. The buyer's own all-in (SP plus DLD plus agency plus admin — total approximately AED 6,891,775) is still AED 439,235 below what the seller paid in total. A buyer who completes all their own transaction costs ends up at a total acquisition price that is lower than the seller's original documented investment by nearly AED 440,000. This is an independent villa — no shared walls, no party-wall maintenance dependencies — with 3,987 sq ft of built-up area on a 5,232 sq ft bigger-than-standard plot, in a park-backing position in Cluster G of Phase 2. The park-backing location is the most premium orientation available in any Acres cluster — the villa's rear garden and private outdoor space faces a park directly rather than another villa or a street. Handover is Q1 2028 — approximately 18 to 19 months from now.
Property Highlights
- Project: Acres by Meraas, Phase 2, Cluster G
- Developer: Meraas (Dubai Holding subsidiary)
- Unit Type: Independent Villa — Type A4S
- Bedrooms: 4 + Maid's Room
- Bathrooms: Available on request
- BUA: 3,987 sq ft
- Plot Size: 5,232 sq ft
- Plot Classification: Bigger plot — above-standard A4S specification
- Position: Middle unit
- View: Park-backing — premium park orientation from rear garden
- Handover: Q1 2028
- OP Without DLD: AED 7,044,000
- DLD Paid by Seller: Approximately AED 287,010
- OP With DLD (Seller Total Cost): AED 7,331,010
- Distress Asking Price: AED 6,495,000
- Saving vs OP (Without DLD): AED 549,000 (7.80% below OP)
- Saving vs Seller Total Cost (With DLD): AED 836,010 (11.40%)
- Price per Sq Ft BUA (SP): AED 1,629
- Price per Sq Ft BUA (OP): AED 1,766
- Property Status: Off-Plan — Distress Assignment — Below All Distress
The Full Arithmetic — Why This Is Below All Distress
The seller entered this villa at AED 7,044,000 (OP without DLD) and paid AED 287,010 in DLD and associated registration fees — a total documented acquisition cost of AED 7,331,010. They are now accepting AED 6,495,000. Let us examine every level of this distress position.
Against OP (Without DLD)
- OP: AED 7,044,000
- SP: AED 6,495,000
- Saving: AED 549,000
- Percentage Below OP: 7.80%
Against Seller Total Cost (OP Including DLD Paid)
- Seller Total Cost: AED 7,331,010
- SP: AED 6,495,000
- Saving: AED 836,010
- Percentage Below Seller Total Cost: 11.40%
Buyer All-In vs Seller Total Cost
- SP: AED 6,495,000
- Buyer DLD (4%): AED 259,800
- Buyer Admin: Approximately AED 580
- Buyer Agency (2% + VAT): Approximately AED 136,395
- Buyer Total All-In: Approximately AED 6,891,775
- Seller Total Cost: AED 7,331,010
- Buyer All-In vs Seller Total Cost: Approximately AED 439,235 BELOW seller's own documented total
The buyer's total acquisition cost — including every fee the buyer pays — lands approximately AED 439,235 below what the seller originally paid in total. This is the operational definition of the seller's own framing: below all distress. The buyer does not merely save on the purchase price — their entire all-in cost is below the seller's documented investment in the property.
About Acres by Meraas — Phase 2, Dubai
Acres by Meraas is one of the most premium and nature-forward villa community offerings launched by any developer in Dubai's current cycle — a product that carries the quality credentials of Meraas, one of Dubai's most design-conscious and government-backed developers, within a masterplan conceived entirely around the integration of natural landscapes, green parks, and outdoor living infrastructure into the villa community experience. Meraas — as a Dubai Holding subsidiary — brings both the financial backing and the design philosophy of a developer that has delivered some of Dubai's most celebrated and award-winning destinations. Acres Phase 2 extends the vision of Phase 1 with the same green-community identity, the same villa typologies, and the same park-centred masterplan organisation that has made Acres one of the most consistently sold-out villa launches in recent Dubai history. Cluster G within Phase 2 is a defined sub-cluster within the broader masterplan — with the villa plots positioned relative to the community's park infrastructure in a configuration that delivers park-backing access for specifically positioned units including this Type A4S. The park-backing position means the rear garden of this villa faces the park directly — rather than facing another villa's rear garden or a secondary street — providing a private outdoor living environment that opens onto a green recreational space, a combination that Acres buyers consistently identify as the most desirable orientation within the community.
Why Type A4S and Park-Backing Changes the Value Equation
Within the Acres Phase 2 masterplan, not all plots of the same bedroom count are equal. The A4S designation identifies this specific villa as the bigger-plot variant within the A4 typology — with a 5,232 sq ft plot versus standard A4 plots that are smaller. This bigger plot is not a minor specification difference: it translates into a materially larger private garden, more outdoor living space, better privacy separation from adjacent villas, and the capacity to accommodate a private pool or significant landscaping if the incoming owner wishes to upgrade the outdoor environment post-handover. Combined with the park-backing orientation — where the rear of the villa faces a park rather than another plot — the A4S bigger plot in a park-backing position delivers the most complete outdoor living configuration available within a 4-bedroom format in Acres Phase 2. Finding this configuration at AED 6,495,000 — below any other distress listing for equivalent specifications — is the precise definition of a distress opportunity worth acting on.
Amenities
- Direct park-backing from the private rear garden
- Community parks and green corridors throughout Acres
- Community swimming pools and aquatic leisure facilities
- Clubhouse and community social hub
- Gymnasium and fitness centre
- Cycling and jogging trails through the natural landscape
- Children's play areas and family recreation zones
- Retail and dining within the Acres community
- 24/7 gated security and Meraas community management
- Maid's room — dedicated staff accommodation
- Private garden within the 5,232 sq ft bigger plot
- Full confirmed amenities and service charge on request from Meraas
Layout and Floor Plan
The Type A4S floor plan in Acres by Meraas Phase 2 delivers 3,987 sq ft of built-up area on a 5,232 sq ft plot — an independent villa with no shared walls, designed across multiple floors with a layout that integrates the indoor and outdoor environments through direct garden access from the ground floor. The maid's room is positioned on the ground floor adjacent to the kitchen and service areas with its own bathroom access. The main living, dining, and kitchen areas on the ground floor open directly to the private rear garden, which faces the park. The upper floors deliver four bedroom suites with the master bedroom providing the most elevated and private orientation in the villa. The A4S bigger plot provides the outdoor area scale for a meaningful garden environment between the villa and the park — a space that can be landscaped, upgraded, or developed with a private pool post-handover. The independent villa structure means there are no shared walls, no party-wall maintenance obligations, and no dependency on an adjacent unit for structural or maintenance decisions. Full Type A4S floor plan with level-by-level layout, room dimensions, garden dimensions, maid's room specification, parking configuration, and exact Cluster G orientation are available on request from our team or directly from Meraas.
Location and Connectivity
- Community: Acres by Meraas, Dubailand, Dubai
- Developer: Meraas — Dubai Holding subsidiary
- Key Roads: Sheikh Zayed bin Hamdan Al Nahyan Street, Hessa Street (D61), Al Qudra Road (D63)
- Arabian Ranches III: Adjacent to Acres community
- Dubai Hills: Approximately 15 to 20 minutes by car
- Dubai Hills Mall: Approximately 20 to 25 minutes by car
- Global Village (seasonal): Approximately 15 to 20 minutes by car
- Mall of the Emirates: Approximately 25 to 30 minutes by car
- Expo City Dubai: Approximately 25 to 30 minutes by car
- Downtown Dubai: Approximately 30 to 35 minutes by car
- Al Maktoum International Airport (DWC): Approximately 25 to 30 minutes by car
- Dubai International Airport (DXB): Approximately 35 to 40 minutes by car
Why This Is the Most Compelling Distress Listing in Acres Phase 2
- Below all distress — seller's own framing, confirmed by the arithmetic
- 7.80% below OP (AED 549,000 saving vs original purchase price)
- 11.40% below seller's total documented cost including DLD (AED 836,010 saving)
- Buyer all-in approximately AED 6,891,775 — still AED 439,235 below seller's documented total cost
- Independent villa — no shared walls, no party-wall dependencies
- Type A4S — bigger plot variant (5,232 sq ft vs standard A4)
- Park-backing — rear garden faces park directly, most premium Acres orientation
- 3,987 sq ft BUA — generous 4-bedroom plus maid layout
- AED 1,629/sqft — vs seller's OP entry of AED 1,766/sqft
- Q1 2028 handover — approximately 18 to 19 months, Meraas delivery confidence
- Meraas developer — Dubai Holding subsidiary, premium quality assurance
- Freehold — available to all nationalities worldwide
Golden Visa eligibility, rental and yield figures, handover timing and transport connectivity described above reflect source information published as at 17 August 2026 and can change. Confirm current status before relying on them.
