5BR Villa Below OP in Farm Gardens 2, The Valley with AED 700K Savings

Property Overview

5BR villa in Farm Gardens 2, The Valley, offered at AED 9,200,000, which is AED 700,000 (7.1%) below the original purchase price of AED 9,900,000. The villa has 8,000 sqft of built-up area on a 10,000 sqft plot, priced at AED 1,150 per sqft of BUA. Handover is expected in Q1 2028. The project is under construction by Emaar Properties.

Property Highlights

• Asking price: AED 9,200,000
• Original price: AED 9,900,000
• Savings: AED 700,000 (7.1%)
• BUA: 8,000 sqft
• Plot: 10,000 sqft
• Price per sqft (BUA): AED 1,150
• 5 bedrooms
• Handover: Q1 2028
• Developer: Emaar Properties

OP Verification

The agent states an original purchase price of AED 9,900,000. This is strongly corroborated by DLD transaction data. An 8 October 2026 primary registration recorded a 5BR villa with 7,966 sqft BUA on a 9,922 sqft plot at AED 9,902,888, nearly an exact match to the agent's stated OP of AED 9,900,000 for a comparable unit profile. A second high-value DLD primary at AED 10,000,000 (8,074 sqft BUA, 9,523 sqft plot) on 7 October further supports the upper range of 5BR pricing in this project.

Property Finder lists the 5BR developer starting price from AED 9,200,000 (which, notably, matches this listing's asking price). The OP premium of AED 700,000 above the starting price is consistent with a larger 10,000 sqft plot.

DLD Transaction Context

Nine 5BR villa transactions were recorded in Farm Gardens 2 from June to October 2026, all classified as off-plan:

• 12 Oct 2026: AED 8,600,000 (8,074 sqft BUA, 9,515 sqft plot, AED 1,065 per sqft BUA)
• 12 Oct 2026: AED 8,100,000 (7,966 sqft BUA, 9,874 sqft plot, AED 1,017 per sqft BUA)
• 8 Oct 2026: AED 8,500,000 (7,966 sqft BUA, 9,516 sqft plot, AED 1,067 per sqft BUA)
• 8 Oct 2026: AED 9,902,888 (7,966 sqft BUA, 9,922 sqft plot, AED 1,243 per sqft BUA)
• 7 Oct 2026: AED 10,000,000 (8,074 sqft BUA, 9,523 sqft plot, AED 1,239 per sqft BUA)
• 21 Sep 2026: AED 9,245,888 (7,966 sqft BUA, 9,891 sqft plot, AED 1,161 per sqft BUA)
• 18 Sep 2026: AED 8,700,000 (8,074 sqft BUA, 9,569 sqft plot, AED 1,078 per sqft BUA)
• 23 Jul 2026: AED 9,500,000 (8,074 sqft BUA, 9,781 sqft plot, AED 1,177 per sqft BUA)
• 25 Jun 2026: AED 8,500,000 (8,074 sqft BUA, 9,682 sqft plot, AED 1,053 per sqft BUA)

The range is AED 8,100,000 to AED 10,000,000. This listing at AED 9,200,000 falls in the middle. The lower transactions (AED 8.1M to 8.7M) likely represent standard-position primary registrations, while the higher ones (AED 9.2M to 10M) reflect premium plots or later-phase pricing. At AED 1,150 per sqft BUA, this listing is above the lower DLD primaries but below the AED 1,239 to 1,243 per sqft recorded at the top end.

Active Listings Comparison

Active 5BR listings in Farm Gardens 2 at the time of research:

• AED 8,500,000 on Property Finder (5,657 sqft BUA stated, 10,000 sqft plot). The BUA figure appears low for a 5BR and may be a portal data error. If correct, this represents a much smaller unit at a lower price.
• AED 10,200,000 on Property Finder (9,288 sqft property size, 5BR with private Jacuzzi). This is significantly more expensive and includes additional premium features.

No directly comparable 5BR resale at the 8,000 sqft BUA level was found active at a price below AED 9,200,000.

About Farm Gardens 2

Farm Gardens 2 is part of the Farm Gardens sub-community within The Valley by Emaar Properties. The project offers 4-bedroom and 5-bedroom villas in G+2 configurations. The 5BR comes in two types: Type 1 at 7,966 sqft BUA and Type 2 at 8,074 sqft BUA. Both feature en-suite bedrooms, a maid's room, open-plan living and dining areas, floor-to-ceiling windows, and private gardens.

The Valley is a master-planned community approximately 25 minutes from Downtown Dubai and Dubai International Airport. Key amenities include Golden Beach (47,000 sqm with beach pool and splash pads), a 70,000 sqm Town Centre, a 25,000 sqm Sports Village, and a 13,000 sqm Kids Dale. Additional community features include themed gardens, yoga platforms, paddle tennis, putting green, and floating decks.

Verification Notes

• OP of AED 9,900,000 is strongly corroborated by an 8 Oct 2026 DLD primary at AED 9,902,888 for a 5BR with similar BUA (7,966 sqft) and plot (9,922 sqft).
• Agent's BUA of 8,000 sqft falls between the two 5BR types documented on Property Finder (7,966 and 8,074 sqft). This may reflect rounding.
• DLD primaries range from AED 8.1M to 10M for 5BR villas, so buyers should be aware that some primary registrations occurred at lower prices. Whether comparable units remain available at those levels depends on current developer inventory and plot positioning.
• The 10,000 sqft plot is at the higher end of plots recorded in DLD data (9,515 to 9,922 sqft for most transactions), which may explain the premium OP.
• No specific unit features (corner, park proximity) were mentioned by the agent for this listing.