5 Bedroom Single-Row Villa in Farm Gardens 2, The Valley at 12.6% Below OP incl. Fees

Property Overview

This is a 5 bedroom single-row villa in Farm Gardens 2 at The Valley by Emaar, offered at AED 8,400,000. The villa sits on a 9,870 sq ft plot and is priced AED 1,214,684 (12.6%) below the agent-stated original cost of AED 9,614,684, which the agent says includes fees. The agent describes the sale as distress, with the seller absorbing a loss of about AED 1.2 million.

Property Highlights

• Asking price: AED 8,400,000
• Original price including fees (agent-stated): AED 9,614,684
• Saving vs OP incl. fees: AED 1,214,684 (12.6%)
• Plot size: 9,870 sq ft
• Rate on plot: approx. AED 851 per sq ft of plot
• Position: single row (agent-stated)
• Status: off-plan resale

Why the Price Qualifies as Below OP

The agent brief gives an original cost of AED 9,614,684, described as the original price plus fees, and an asking price of AED 8,400,000. The difference is AED 1,214,684, or 12.6% of the stated original cost, which is consistent with the agent's description of a loss of about AED 1.2 million.

Because the original figure includes fees, the discount against the base purchase price alone will be smaller. The fee breakdown was not supplied, so DPF has not estimated it. The comparison is against the seller's own costs only and is not a claim that the villa is below current market value. Buyers should confirm the base price and fees against the SPA and receipts.

About the Project, Developer and Community

Farm Gardens 2 is the second phase of Emaar's Farm Gardens villa collection in The Valley, offering 4 and 5 bedroom villas. Market sources quote 5 bedroom built-up areas of roughly 8,000 sq ft and list community facilities including pocket parks, sports courts, a zen garden, playgrounds, an outdoor gym, an infinity pool and barbecue areas.

These project details come from secondary market sources rather than an Emaar project page, and buyers should check specifications against Emaar's sales documents.

Layout and Plot

The agent supplied the plot size of 9,870 sq ft and describes the villa as single row. The built-up area for this unit, bathroom count, parking and plot orientation were not supplied, so no price per square foot of built-up area is shown. Request the floor plans and site plan to confirm the layout and what the single-row position faces.

Payment Plan and Handover

No unit-specific payment details or handover date were supplied. Secondary sources estimate completion in Q1 2028 and describe a launch plan with 10% due on handover. The agent notes there is no top-up; buyers should clarify exactly what this covers. Confirm the amount paid, outstanding balance, transfer conditions and handover date against the SPA and an Emaar statement of account.

Location and Connectivity

The Valley is an Emaar master community off the Dubai–Al Ain Road. Specific travel times were not verified from an official source and are not quoted here.

Verification Notes

• Agent-supplied: bedrooms, plot size, original cost including fees, asking price, single-row position, about AED 1.2 million loss and no top-up.
• Calculated by DPF: AED 1,214,684 saving, 12.6% below OP incl. fees and AED 851 per sq ft of plot.
• External research: phase, unit mix, typical built-up areas, amenities, payment plan and completion estimate from secondary market sources.
• Not yet supplied: built-up area, bathrooms, parking, unit number, base price, fee breakdown, paid amount, handover date and photographs.