Corner Park-Facing 4 Bedroom Villa in Opal Gardens, District 11 at 2.0% Below OP

Property Overview

This is a standalone 4 bedroom villa in Opal Gardens, District 11, Mohammed Bin Rashid City, offered at AED 9,600,000. The villa has a built-up area of 5,096 sq ft on a 6,574 sq ft plot and is priced AED 200,000 (2.0%) below the seller's stated original purchase price of AED 9,800,000. The agent describes it as a corner, park-facing unit with handover due next month.

Property Highlights

• Asking price: AED 9,600,000
• Original purchase price (agent-stated): AED 9,800,000
• Saving vs OP: AED 200,000 (2.0%)
• Built-up area: 5,096 sq ft
• Plot size: 6,574 sq ft
• Rate: approx. AED 1,884 per sq ft of BUA
• Type: 4 bedroom standalone villa
• Position: corner plot facing a park (agent-stated)
• Status: off-plan resale, handover expected next month per the agent

Why the Price Qualifies as Below OP

The agent brief states an original purchase price of AED 9,800,000 and an asking price of AED 9,600,000. The difference is AED 200,000, which is 2.0% of the original price. At the asking price the villa works out at roughly AED 1,884 per sq ft of built-up area, compared with about AED 1,923 per sq ft at the original price. The seller has already reduced the asking price from AED 9.8M to AED 9.6M, according to the brief.

This is a modest discount, and the comparison is against the seller's own purchase price only. It is not a claim that the villa is below current market value, and buyers should confirm the original price against the SPA.

About the Project, Developer and Community

Opal Gardens is a gated, low-density villa and townhouse community developed by Meydan Group in District 11 of Mohammed Bin Rashid Al Maktoum City. The development offers four, five and six bedroom villas, four bedroom semi-detached villas and four bedroom townhouses.

Meydan announced 435 villas and townhouses for the project, with community facilities including a clubhouse, a mosque, guardhouses, landscaped areas and a crystal lagoon at the centre of the development. Meydan Group is the master developer behind Mohammed Bin Rashid City and Meydan Racecourse.

Layout and Plot

The supplied details are a 4 bedroom standalone villa with 5,096 sq ft of built-up area on a 6,574 sq ft plot. The agent reports that the villa sits on a corner and faces a park, and that it is close to the community lagoon. Bathroom count, parking, furnishing and floor plan were not supplied; request the floor plan and plot drawing from the seller before committing.

Payment Plan and Handover

The agent states that handover is due next month. Industry sources have previously listed the project's estimated completion as Q3 2026, so the final handover date should be confirmed with Meydan Group. No amount paid to date or outstanding balance was supplied for this unit. Confirm the paid amount, remaining instalments and any developer transfer requirements against the SPA and a developer statement of account.

Location and Connectivity

According to Meydan, Opal Gardens sits at the southeast corner of Mohammed Bin Rashid Al Maktoum City, at the intersection of Dubai-Al Ain Road and Sheikh Mohammed Bin Zayed Road. This gives the community road access towards Downtown Dubai and other central districts, as well as nearby retail, parks and schools.

Verification Notes

• Agent-supplied: property type, bedrooms, BUA, plot size, original price, asking price, price reduction, corner park-facing position, proximity to the lagoon and handover timing.
• Calculated by DPF: AED 200,000 saving, 2.0% below OP and AED 1,884 per sq ft.
• External research: developer, location, unit mix and community facilities from Meydan Group's contractor announcement.
• Not yet supplied: bathrooms, parking, unit number, paid amount, service charge and photographs.