5 Bedroom Plus Guest Plus Maid Villa for Sale in Nad Al Sheba Gardens Phase 6, Meraas — AED 13,300,000 | Save AED 1,000,000 (6.99% Below OP) | Buyer All-In AED 760K Below Seller Total | Super Distress | 5,998 Sq Ft BUA | 7,592 Sq Ft Plot | 55% Paid | Q3 2027 | Meraas

Save AED 1,000,000 vs OP | Super Distress — Buyer All-In Approximately AED 760,120 Below Seller Total | Seller Absorbs Confirmed AED 1,572,000 Loss vs Total | AED 2,217/sqft BUA | 5BR+G+M | 5,998 Sq Ft BUA | 7,592 Sq Ft Plot | 55% Paid | Q3 2027 | Nad Al Sheba Gardens Phase 6 | Meraas | Ref DPF-NASG6-5BR-5998-001

A clearly motivated super distress configuration in one of Dubai’s most consistently in-demand and most premium-positioned villa masterplan communities — a seller urgently exiting at AED 13,300,000 on a 5-bedroom plus guest plus maid villa in Nad Al Sheba Gardens Phase 6 by Meraas, against an original purchase price of AED 14,300,000 and a total documented cost including DLD paid of approximately AED 14,872,000. The distress asking price is AED 13,300,000 — saving exactly AED 1,000,000 (6.99%) below the seller’s documented original purchase price. The seller’s total documented cost — OP plus the 4% DLD of AED 572,000 they paid at registration — is approximately AED 14,872,000. By accepting AED 13,300,000, the seller exits at approximately AED 1,572,000 (10.57%) below their own total documented investment. The buyer’s own all-in — AED 13,300,000 plus buyer DLD (4%), agency (2% plus VAT), and admin — is approximately AED 14,111,880. That buyer all-in is approximately AED 760,120 below the seller’s total documented cost of AED 14,872,000. The buyer pays every transaction fee at their own expense and still arrives at a fully-loaded acquisition figure approximately AED 760,120 lower than what the seller originally invested. Super distress confirmed across three independent arithmetic layers: AED 1,000,000 below OP (6.99%), AED 1,572,000 below seller total (10.57%), and buyer all-in AED 760,120 below that same seller total (5.11%). The assignment structure is clearly defined and investor-friendly: 55% of the OP has already been paid to Meraas — approximately AED 7,865,000. The remaining 45% — approximately AED 6,435,000 — is split across remaining construction milestones (approximately AED 3,575,000 representing 25% of OP) and the final 20% handover payment to Meraas (approximately AED 2,860,000) due at Q3 2027 handover. The amount payable to the seller at transfer is approximately AED 6,865,000 (the SP of AED 13,300,000 minus the remaining AED 6,435,000 Meraas obligation). The buyer then assumes and pays the remaining Meraas instalments directly, with a single clearly defined capital milestone at Q3 2027 handover. At AED 2,217/sqft BUA — AED 167/sqft below the seller’s own OP rate — and on a great-location plot within Nad Al Sheba Gardens Phase 6’s masterplan, this villa combines the full Meraas quality and nature-community proposition with a clear, motivated seller exit on a near-handover timeline. Reference: DPF-NASG6-5BR-5998-001.

Property Highlights

• Project: Nad Al Sheba Gardens Phase 6
• Developer: Meraas
• Community: Nad Al Sheba Gardens, Dubai
• Property Type: Villa
• Bedrooms: 5
• Guest Room: Yes
• Maid Room: Yes
• BUA: 5,998 sq ft
• Plot Size: 7,592 sq ft
• Location within Community: Great location
• Payment Plan: 80/20
• Amount Paid to Meraas (55%): Approximately AED 7,865,000
• Remaining to Meraas (45%): Approximately AED 6,435,000 (25% construction + 20% handover)
• Amount Payable to Seller at Transfer: Approximately AED 6,865,000 (SP minus remaining Meraas balance)
• Handover: Q3 2027
• Original Purchase Price (OP): AED 14,300,000
• Seller DLD Paid (4% of OP): AED 572,000
• Seller Total Documented Cost: Approximately AED 14,872,000
• Distress Asking Price: AED 13,300,000
• Saving vs OP: AED 1,000,000 (6.99% below OP)
• Saving vs Seller Total: Approximately AED 1,572,000 (10.57% below seller total)
• Price per Sq Ft BUA (SP): AED 2,217
• Price per Sq Ft BUA (OP): AED 2,384
• Saving per Sq Ft BUA: AED 167
• Estimated Buyer All-In: Approximately AED 14,111,880
• Buyer All-In vs Seller Total: Approximately AED 760,120 BELOW seller total — super distress confirmed
• Status: OFF PLAN — Super Distress — Motivated Seller — 55% Paid — Near To Handover
• DPF Reference: DPF-NASG6-5BR-5998-001

Three-Layer Super Distress Framework

Layer 1 — Against Original Purchase Price

• OP: AED 14,300,000
• SP: AED 13,300,000
• Saving: AED 1,000,000 (6.99%)
• Price per Sq Ft BUA (SP): AED 2,217
• Price per Sq Ft BUA (OP): AED 2,384
• Saving per Sq Ft BUA: AED 167

Layer 2 — Against Seller Total Documented Cost

• OP: AED 14,300,000
• Seller DLD Paid (4%): AED 572,000
• Seller Total: Approximately AED 14,872,000
• SP: AED 13,300,000
• Saving vs Seller Total: Approximately AED 1,572,000 (10.57%)

Layer 3 — Buyer All-In vs Seller Total (Super Distress Confirmed)

• SP: AED 13,300,000
• Buyer DLD (4%): AED 532,000
• Buyer Admin: Approximately AED 580
• Buyer Agency (2% + VAT): Approximately AED 279,300
• Buyer Total All-In: Approximately AED 14,111,880
• Buyer All-In vs Seller Total: Approximately AED 760,120 BELOW seller total of AED 14,872,000
• Percentage Below Seller Total: Approximately 5.11%

The seller paid AED 14,300,000 plus AED 572,000 in DLD — a total documented investment of approximately AED 14,872,000. The distress asking price is AED 13,300,000 — exactly AED 1,000,000 (6.99%) below OP and approximately AED 1,572,000 (10.57%) below the seller’s total. The buyer’s own all-in of approximately AED 14,111,880 is approximately AED 760,120 below the seller’s total documented cost. The seller absorbs a confirmed, documented loss of approximately AED 1,572,000 relative to their total investment. Three independent arithmetic layers confirm super distress. The motivated seller designation is confirmed by both the depth of the exit loss and the urgent sale designation — a seller absorbing AED 1,572,000 in documented loss on a Meraas Nad Al Sheba Gardens Phase 6 villa is communicating timeline pressure, not speculative positioning.

Assignment Payment Structure — AED 6.87M to Seller, AED 6.44M Remaining to Meraas

The payment structure for this 80/20 plan assignment is precisely defined. 55% of the OP has been paid to Meraas — approximately AED 7,865,000. The remaining 45% of the OP — approximately AED 6,435,000 — is split across the remaining construction instalments within the 80% construction tranche (approximately AED 3,575,000 representing the remaining 25% of OP between now and handover) and the 20% handover payment (approximately AED 2,860,000) due directly to Meraas at Q3 2027 handover. At transfer, the buyer compensates the seller approximately AED 6,865,000 (the SP of AED 13,300,000 minus the AED 6,435,000 remaining Meraas balance), plus the buyer’s own DLD (AED 532,000), agency (approximately AED 279,300), and admin (approximately AED 580). The buyer then assumes and pays the remaining AED 6,435,000 Meraas obligation directly: approximately AED 3,575,000 across remaining construction milestones and AED 2,860,000 at Q3 2027 handover. For buyers intending to finance the handover balance via mortgage, Q3 2027 is a near-term and clearly defined mortgage trigger point against a Meraas Nad Al Sheba Gardens Phase 6 villa. Full payment milestone schedule, exact remaining construction instalment dates, and the confirmed Q3 2027 handover are available on request from our team. Reference: DPF-NASG6-5BR-5998-001.

5BR + Guest + Maid — The Most Comprehensively Programmed Villa Layout

A 5-bedroom plus dedicated guest room plus maid’s room villa at 5,998 sq ft BUA on a 7,592 sq ft plot represents the full extended-family and multi-generational residential programme — five private bedroom suites, a dedicated guest room for extended stay visitors that is separate from the family bedroom programme, and an enclosed maid’s room providing the domestic support infrastructure that Nad Al Sheba Gardens’ family occupier profile consistently requires. The 5,998 sq ft BUA across the ground and upper floors delivers the living and dining scale, the kitchen programme, and the indoor-outdoor flow to the 7,592 sq ft private plot that a family requiring this bedroom count demands. The guest room and maid’s room configuration adds practical utility that compounds the value of the five-bedroom programme — providing flexibility for multigenerational occupancy, live-in household support, and the hosting capacity that large-family villa buyers in Nad Al Sheba Gardens Phase 6 specifically prioritise. Full floor plan, bathroom count, ground floor and upper floor layout, plot boundary, garden configuration, and car parking details available on request from our team.

About Nad Al Sheba Gardens Phase 6 — Meraas, Dubai

Nad Al Sheba Gardens is Meraas’s nature-inspired villa masterplan community in the Nad Al Sheba corridor — one of Dubai’s most strategically positioned and most consistently in-demand gated villa development areas, positioned between the Meydan and Mohammed Bin Rashid City premium residential corridor and the inner Dubai city centre. The community’s nature-first design philosophy — generous green landscaping, mature tree canopy, nature corridors, and the village-scale community character that Meraas has consistently applied across its villa masterplan communities — delivers a daily living environment that distinguishes Nad Al Sheba Gardens from the conventional gated villa template. Phase 6 is the most recent delivery phase of the Nad Al Sheba Gardens programme — bringing the most current Meraas specifications, the most evolved version of the community’s nature-themed masterplan, and the Q3 2027 delivery timeline that places the handover within one of the most clearly defined and most near-term delivery windows in Meraas’s active villa programme. Meraas’s quality standard — one of the most consistently referenced quality benchmarks in Dubai’s government-linked developer landscape — delivers villa finishes, material specification, and build quality that the secondary market consistently prices at a premium above private developer equivalents in the same corridor. A 5-bedroom plus guest plus maid villa at 5,998 sq ft BUA on a 7,592 sq ft plot in Nad Al Sheba Gardens Phase 6 at AED 13,300,000 — AED 1,000,000 (6.99%) below OP, buyer all-in approximately AED 760,120 below seller total, 55% paid, great location, motivated seller — is the most clearly evidenced super distress entry into Phase 6’s 5-bedroom secondary market at the current date. Reference: DPF-NASG6-5BR-5998-001.

Community and Lifestyle

• Nad Al Sheba Gardens Phase 6 — Meraas’s most recent phase of the nature-inspired villa masterplan
• Nature-first design — green corridors, mature landscaping, village-scale community character
• 5 bedrooms plus guest room plus maid’s room — the full extended-family villa programme
• 5,998 sq ft BUA — generous multi-level family-scale living
• 7,592 sq ft plot — private garden and outdoor entertainment space
• Great location within Nad Al Sheba Gardens Phase 6 masterplan
• 55% paid to Meraas — approximately AED 7,865,000 already invested by seller
• AED 1,000,000 below OP (6.99%) — AED 167/sqft below OP rate across 5,998 sq ft
• 10.57% below seller total — approximately AED 1,572,000 saving
• Super distress — buyer all-in approximately AED 760,120 below seller total
• Meraas developer — government-linked quality benchmark in Dubai’s villa market
• Q3 2027 handover — near-term, clearly defined delivery timeline

Amenities

• Nad Al Sheba Gardens Phase 6 community club and lifestyle facilities
• Community swimming pools and aquatic facilities
• Gymnasium and fitness infrastructure
• Nature-inspired parks, green corridors, and mature landscaping throughout the masterplan
• Cycling and jogging tracks
• Children’s play areas within the natural landscape programme
• Community retail and food and beverage
• Private 7,592 sq ft plot — garden and outdoor entertainment space
• Nad Al Sheba wildlife sanctuary proximity — nature corridor adjacent
• Schools within the Nad Al Sheba and Meydan corridor catchment
• 24/7 gated security and Meraas community management
• Full service charge details on request from Meraas

Investment Case — Super Distress, Meraas Quality, Nature Community, Near-To-Handover

The investment case for this Nad Al Sheba Gardens Phase 6 villa at AED 13,300,000 operates across four compounding propositions. First, the super distress structural equity: the buyer’s all-in of approximately AED 14,111,880 is approximately AED 760,120 below the seller’s total documented cost — confirmed, permanent structural equity from day one. The seller absorbs approximately AED 1,572,000 of documented loss. The buyer captures that loss as a permanent cost advantage relative to the seller’s own investment basis. Second, the Meraas quality and government-linked developer premium: Meraas villas consistently command secondary market premiums above private developer equivalents in the same corridor — the quality of build, finishes, and community programming that the brand delivers is validated by the secondary market’s pricing over time. At AED 2,217/sqft, the buyer acquires Meraas quality at AED 167/sqft below the seller’s own documented OP rate. Third, the near-handover risk profile with a structured remaining payment: at 55% paid and Q3 2027 handover, the remaining 45% is split across near-term construction milestones and a clearly defined Q3 2027 handover payment. Meraas’s delivery track record across its villa programme substantiates the Q3 2027 timeline. Fourth, the Nad Al Sheba corridor long-term value trajectory: the corridor’s positioning between Meydan, Mohammed Bin Rashid City, and the inner Dubai city centre — with confirmed infrastructure investment, the ongoing Meydan development, and the nature-reserve adjacency — consistently supports premium value appreciation for Meraas villa product in the medium to long term. Entering at AED 2,217/sqft on a Meraas-built 5-bedroom plus guest plus maid villa with a great community location and Q3 2027 handover is the most favourable entry point into Phase 6’s secondary market at the current date.

Estimated Buyer All-In Cost and Assignment Structure

• Total Selling Price: AED 13,300,000
• Amount Paid to Meraas (55% of OP): Approximately AED 7,865,000
• Remaining to Meraas (45% of OP): Approximately AED 6,435,000
• Amount Payable to Seller at Transfer: Approximately AED 6,865,000 (SP minus remaining Meraas balance)
• Buyer DLD (4% of SP): AED 532,000
• DLD Administrative Fee: Approximately AED 580
• Agency Commission (2% + VAT): Approximately AED 279,300
• Total Estimated Buyer All-In: Approximately AED 14,111,880
• Buyer All-In vs Seller Total (AED 14,872,000): Approximately AED 760,120 BELOW — super distress confirmed

Location and Connectivity — Nad Al Sheba, Dubai

• Community: Nad Al Sheba Gardens Phase 6, Nad Al Sheba, Dubai
• Key Roads: Al Ain Road (E66), Ras Al Khor Road, Mohammed Bin Zayed Road (E311)
• Meydan Racecourse: Approximately 5 to 10 minutes by car
• Mohammed Bin Rashid City (MBR City): Approximately 10 minutes by car
• Downtown Dubai and Burj Khalifa: Approximately 10 to 15 minutes by car
• DIFC and Business Bay: Approximately 10 to 15 minutes by car
• Dubai Creek Harbour: Approximately 10 to 15 minutes by car
• Dubai International Airport (DXB): Approximately 15 to 20 minutes by car
• Dubai Hills Mall: Approximately 20 to 25 minutes by car
• Ras Al Khor Wildlife Sanctuary: Approximately 10 minutes by car
• Al Maktoum International Airport (DWC): Approximately 35 to 40 minutes by car

Why This Nad Al Sheba Gardens Phase 6 Listing Demands Immediate Action

• Motivated seller — urgent sale, AED 1,000,000 (6.99%) below OP, absorbing confirmed AED 1,572,000 loss vs total
• Super distress confirmed — buyer all-in approximately AED 760,120 below seller’s total documented cost (5.11%)
• AED 2,217/sqft BUA — AED 167/sqft below seller’s OP rate across 5,998 sq ft
• 5 bedrooms plus guest room plus maid’s room — the most comprehensively programmed layout in Phase 6
• 5,998 sq ft BUA on 7,592 sq ft plot — full extended-family villa scale
• Great location within Nad Al Sheba Gardens Phase 6
• 55% paid (AED 7,865,000) — over half the OP already paid to Meraas
• 45% remaining (AED 6,435,000) — structured 25% construction plus 20% Q3 2027 handover
• Q3 2027 — near-term handover, Meraas delivery certainty
• Meraas developer — government-linked quality benchmark in Dubai’s villa market
• Nad Al Sheba corridor — Meydan, MBR City, Downtown all within 10 to 15 minutes
• Freehold — available to all nationalities worldwide
• Reference DPF-NASG6-5BR-5998-001

Frequently Asked Questions