Save AED 1,005,000 vs OP | Super Distress — Buyer All-In Approximately AED 643,037 Below Seller Total | Direct Lagoon Frontage | Full Basement + Roof Terrace + Elevator | 10,311 Sq Ft BUA | 10,128 Sq Ft Plot | AED 1,855/sqft | Address Tierra | Oasis by Emaar | 2029
A distress sale of compelling arithmetic and exceptional product specification on one of Dubai's most anticipated luxury lagoon masterplan developments. Original price AED 20,128,000. Distress asking price AED 19,123,000. Saving AED 1,005,000 — 4.99% below the seller's documented original purchase price. The deeper layer confirms super distress: the seller's total documented cost including the 4% DLD they paid at registration is approximately AED 20,933,120. The buyer's own all-in — AED 19,123,000 plus buyer DLD (4%), agency (2% plus VAT), and admin — is approximately AED 20,290,083. That buyer all-in is approximately AED 643,037 below the seller's total documented investment. The buyer pays every transaction fee at their own expense and still arrives at a fully-loaded acquisition figure approximately AED 643,037 lower than what the seller originally invested. This is super distress: the buyer's complete cost of acquisition, including every fee, is below the seller's own total documented cost. The villa being transferred at this distress price is not a standard community villa — it is one of the most comprehensively specified, most generously programmed, and most premium-positioned products within the Address Tierra collection inside Oasis by Emaar: 10,311 sq ft of BUA across multiple levels on a 10,128 sq ft plot with direct lagoon frontage, a full basement, a roof terrace, a private elevator serving all floors, and the Address-branded specification that Emaar deploys on its highest-tier villa products. The direct lagoon frontage is the defining positional premium — a villa positioned on the water's edge of Oasis by Emaar's lagoon network, with unobstructed lagoon views from the primary living spaces, the bedrooms, and the roof terrace. In a masterplan community where the lagoon is the central lifestyle axis, direct-on-lagoon positioning is the scarcest and most consistently premium product designation. At AED 19,123,000 — AED 1,005,000 below the seller's OP and with the buyer's all-in still below the seller's total — this is the most clearly evidenced distress entry into Address Tierra's direct-lagoon 5-bedroom villa secondary market at the current date.
Property Highlights
- Project: Address Tierra
- Developer: Emaar Properties
- Masterplan: Oasis by Emaar
- Location: Oasis by Emaar, Dubai
- Property Type: 5 Bedroom Villa
- Bedrooms: 5
- Bathrooms: Available on request
- Levels: Basement + Ground + First + Roof Terrace
- BUA: 10,311 sq ft
- Plot Size: 10,128 sq ft
- Position: Direct on Lagoon — immediate waterfront frontage
- Special Features: Full basement, roof terrace, private elevator to all floors, private parking
- Finishes: High-end — Address-branded specification
- Surroundings: Lush, serene lagoon landscape
- Handover: 2029
- Original Price (OP): AED 20,128,000
- Seller DLD Paid (4% of OP): Approximately AED 805,120
- Seller Total Documented Cost: Approximately AED 20,933,120
- Distress Asking Price: AED 19,123,000
- Saving vs OP: AED 1,005,000 (4.99% below OP)
- Saving vs Seller Total: Approximately AED 1,810,120 (8.65% below seller total)
- Price per Sq Ft BUA (SP): AED 1,855
- Price per Sq Ft BUA (OP): AED 1,952
- Saving per Sq Ft BUA: AED 97
- Price per Sq Ft Plot (SP): AED 1,889
- Estimated Buyer All-In: Approximately AED 20,290,083
- Buyer All-In vs Seller Total: Approximately AED 643,037 BELOW seller's documented total — super distress confirmed
- Property Status: Off-Plan — Distress Assignment — Super Distress — 2029
The Super Distress Arithmetic — Two Definitive Layers
Layer 1 — Against Original Purchase Price
- OP: AED 20,128,000
- SP: AED 19,123,000
- Saving: AED 1,005,000
- Percentage Below OP: 4.99% (approximately 5%)
- Price per Sq Ft BUA (SP): AED 1,855
- Price per Sq Ft BUA (OP): AED 1,952
- Saving per Sq Ft BUA: AED 97
Layer 2 — Against Seller Total Documented Cost
- OP: AED 20,128,000
- Seller DLD Paid (4%): Approximately AED 805,120
- Seller Total: Approximately AED 20,933,120
- SP: AED 19,123,000
- Saving vs Seller Total: Approximately AED 1,810,120
- Percentage Below Seller Total: Approximately 8.65%
Layer 3 — Buyer All-In vs Seller Total (Super Distress Confirmed)
- SP: AED 19,123,000
- Buyer DLD (4%): AED 764,920
- Buyer Admin: Approximately AED 580
- Buyer Agency (2% + VAT): Approximately AED 401,583
- Buyer Total All-In: Approximately AED 20,290,083
- Buyer All-In vs Seller Total: Approximately AED 643,037 BELOW seller's documented total of AED 20,933,120
- Percentage Below Seller Total: Approximately 3.07%
The seller paid AED 20,128,000 plus approximately AED 805,120 in DLD — a total documented investment of approximately AED 20,933,120. The buyer pays AED 19,123,000 plus their own DLD, agency, and admin — approximately AED 20,290,083 total. That buyer all-in is approximately AED 643,037 below the seller's own total documented cost. The buyer pays every transaction fee at their expense and still arrives at a fully-loaded acquisition cost below what the seller originally invested. Across all three layers — below OP, below seller total, and buyer all-in below seller total — the arithmetic consistently confirms a motivated seller exit at a genuine and verifiable documented loss relative to their total investment.
Direct On Lagoon — The Most Premium Position Within Oasis by Emaar
Direct lagoon frontage within Oasis by Emaar is the most consistently sought-after and most supply-constrained positional designation in the masterplan. In a community built around a vast network of lagoons and water features as its primary lifestyle axis, only the villas whose plots sit directly at the lagoon's edge have immediate, unrestricted water frontage — the view from the living rooms, the master bedroom, and the roof terrace is the lagoon itself, not a lagoon glimpse through community landscaping or across other plots. The distinction between direct-on-lagoon and community-view positioning in a lagoon masterplan is as significant as the distinction between beachfront and beach-access in a coastal development: the direct-on-lagoon villa's private plot physically meets the water, the pool terrace and garden open directly to the lagoon, and the primary elevation faces the water from every habitable level. For an end-user family, waking to a direct lagoon view from the master suite, entertaining guests on a garden terrace that meets the water, and accessing the lagoon's kayaking, paddleboarding, and swimming programme from a private point of entry rather than through a community pathway is the residential experience that Oasis by Emaar's design philosophy was built to deliver. For an investor, direct-on-lagoon villas in Emaar's premium masterplan communities consistently command the highest resale values and the highest rental rates per sq ft of any product type in the same community — the scarcity of the waterfront position and the permanence of the view premium drive a sustained price differential above non-lagoon-facing equivalents that the resale market consistently validates. At AED 19,123,000 — AED 1,005,000 below the seller's OP — a direct-lagoon position in Address Tierra is being acquired as part of the motivated seller's distress pricing rather than at a premium above the market-rate asking price.
The Specification Trifecta — Full Basement, Roof Terrace, Private Elevator
Address Tierra's 5-bedroom villa specification includes three physical attributes that together define this product as the most comprehensively programmed villa format within Oasis by Emaar and distinguish it from the standard villa typology that the majority of the masterplan's residential inventory delivers. The full basement adds an entire level of built space below ground — typically programmed as a home cinema, gym, games room, staff quarters, utility and storage programme, and potentially a wine cellar or private lounge — delivering a spatial richness and a programme completeness that no above-ground villa at equivalent plot size can match. 10,311 sq ft of BUA across a full-basement, ground, first, and roof terrace configuration means the functional living programme is extraordinary: the basement handles all of the practical, recreational, and service functions; the ground floor handles all of the formal and informal entertaining, living, dining, kitchen, and guest reception at the scale appropriate to a family villa of this calibre; the first floor handles the full bedroom suite programme with the master suite and four further bedroom suites; and the roof terrace delivers a private, elevated outdoor living space — with direct lagoon panorama, the Oasis by Emaar masterplan as the visual field, and the Dubai skyline as the horizon — that no conventional villa without a roof terrace can provide. The private elevator serving all floors is the connecting element — from basement to roof terrace, every level is accessible via a private lift within the villa's own structure, providing the same level of multi-floor mobility that is standard in luxury urban apartments but rarely available in a private villa format at this price point in Dubai.
About Address Tierra — Oasis by Emaar, Dubai
Oasis by Emaar is one of Emaar's most ambitious and most comprehensively conceived luxury waterfront masterplan communities in Dubai — a development built around an extensive network of lagoons, swimmable water features, and lush green landscape that positions water and nature as the primary organising principles of the community's design. The Oasis masterplan's scale and ambition — in terms of lagoon surface area, green landscape coverage, and community amenity programme — places it among the most significant Emaar developments of the current cycle. Address Tierra is the flagship villa collection within the Oasis masterplan — the highest-specification, most premium-positioned, and most comprehensively programmed villa product in the Oasis residential hierarchy. The Address brand — Emaar's luxury lifestyle hotel brand — is deployed across Address Tierra to denote the villa collection's position at the very apex of the Oasis product range: Address-branded specifications, Address-branded community amenities, and the Address-branded resort lifestyle programme that Emaar delivers across its luxury hotel and branded residential portfolio worldwide. A 5-bedroom, 10,311 sq ft BUA, direct-lagoon, full-basement, roof-terrace, elevator-equipped Address Tierra villa at AED 19,123,000 — at 4.99% below the seller's OP and with buyer all-in still below the seller's total — is the most comprehensively evidenced distress entry into Address Tierra's direct-lagoon 5-bedroom secondary market at the current date.
Community and Lifestyle
- Address Tierra — flagship villa collection, apex product within Oasis by Emaar
- Oasis by Emaar — luxury waterfront masterplan, extensive lagoon network, lush landscape
- Direct on lagoon — immediate waterfront frontage, unrestricted lagoon view from all levels
- 5 bedrooms — full UHNW family villa programme
- BUA 10,311 sq ft across basement, ground, first, and roof terrace levels
- Plot 10,128 sq ft — generous private outdoor space at the lagoon's edge
- Full basement — home cinema, gym, entertainment, service programme
- Roof terrace — private elevated outdoor living with direct lagoon panorama
- Private elevator — all-floor access within the villa structure
- High-end Address-branded finishes throughout
- Private parking within the villa plot
- Lush, serene lagoon landscape and surroundings
- Emaar developer — highest delivery certainty, quality standard
- Handover 2029 — Emaar delivery certainty
Amenities
- Direct lagoon frontage — swimmable lagoon access from the private plot boundary
- Full basement — entire additional level for home cinema, gym, games, staff, utilities
- Roof terrace — private elevated outdoor space with lagoon panorama
- Private elevator — connecting all levels within the villa
- Private parking within the villa boundary
- Address Tierra community amenities — resort-grade pool, gym, community facilities
- Oasis by Emaar lagoon lifestyle programme — swimmable lagoons, water sports, beach clubs
- Community parks and green corridors throughout the masterplan
- Cycling and jogging tracks within Oasis by Emaar
- Community retail and food and beverage within the masterplan
- 24/7 gated security and Emaar community management
- Full service charge details on request from Emaar
Investment Case — Direct Lagoon, Super Distress, Address-Branded, Emaar Luxury Masterplan
The investment case for this Address Tierra 5-bedroom at AED 19,123,000 operates across four compounding value propositions that together make this one of the most comprehensively attractive distress configurations in Oasis by Emaar's Address Tierra secondary market. First, the super distress entry: the buyer's all-in of approximately AED 20,290,083 is approximately AED 643,037 below the seller's own total documented cost — structural equity from day one, derived directly from the seller's disclosed OP figure and the standard fee structure. The seller is absorbing the documented loss. The buyer captures the entirety of that loss as a day-one structural advantage. Second, the direct lagoon premium: in a masterplan where the lagoon is the primary lifestyle axis, direct-on-lagoon is the most scarce and most consistently premium-commanding product designation — a position that drives sustained resale and rental premiums above non-lagoon-facing equivalents that the Oasis secondary market will validate as the community matures through handover and into the lifestyle infrastructure activation phase. Third, the Address brand ceiling: within Oasis by Emaar, Address Tierra occupies the highest-specification and most premium-positioned tier — Address-branded villas consistently command the highest per-sqft values at resale and the highest daily and monthly rental rates across the masterplan's villa inventory. Acquiring an Address-branded direct-lagoon villa at below the seller's OP, with buyer all-in below seller total, provides the most defensible capital and yield foundation available in Address Tierra at the current date. Fourth, the Emaar 2029 delivery certainty: Emaar's delivery track record across the full span of its Dubai villa and apartment portfolio is the most established in the market — a 2029 handover commitment from Emaar is the most credible forward delivery timeline any developer in Dubai can offer, and at the scale and luxury specification of Address Tierra the completion timeline is supported by Emaar's institutional resources and development programme continuity.
Estimated Buyer All-In Cost
- Purchase Price: AED 19,123,000
- DLD Transfer Fee (4%): AED 764,920
- DLD Administrative Fee: Approximately AED 580
- Agency Commission (2% + VAT): Approximately AED 401,583
- Total Estimated Buyer All-In: Approximately AED 20,290,083
- Buyer All-In vs Seller Total (AED 20,933,120): Approximately AED 643,037 BELOW — super distress confirmed
Location and Connectivity — Oasis by Emaar, Dubai
- Masterplan: Oasis by Emaar, Dubai
- Key Roads: Sheikh Mohammed Bin Zayed Road (E311), Emirates Road (E611), Al Ain Road (E66)
- Dubai Hills Mall: Approximately 20 to 25 minutes by car
- Mall of the Emirates: Approximately 20 to 25 minutes by car
- Global Village (seasonal): Approximately 15 to 20 minutes by car
- Downtown Dubai and Burj Khalifa: Approximately 25 to 30 minutes by car
- Dubai International Airport (DXB): Approximately 25 to 30 minutes by car
- Al Maktoum International Airport (DWC): Approximately 20 to 25 minutes by car
- Dubai Marina and JBR: Approximately 25 to 30 minutes by car
- Exact connectivity: Available on request from our team
Why This Address Tierra Listing Demands Immediate Action
- 4.99% below OP — AED 1,005,000 saving vs seller's documented original purchase price
- Super distress — buyer all-in approximately AED 643,037 below seller's total documented cost of AED 20,933,120
- AED 1,855/sqft BUA — distress rate for a direct-lagoon, full-basement, roof-terrace, elevator-equipped Address-branded 5-bedroom in Oasis by Emaar
- Direct on lagoon — the scarcest and most premium-commanding positional designation in Oasis by Emaar
- Full basement — entire additional programme level for entertainment, gym, cinema, service
- Roof terrace — private elevated outdoor living with direct lagoon panorama
- Private elevator — all-floor access within the villa, rare in Dubai's villa market at this tier
- 10,311 sq ft BUA on 10,128 sq ft plot — UHNW family-scale programme across all levels
- Address Tierra — apex product collection within Oasis by Emaar, highest specification, most premium position
- Emaar developer — most established delivery certainty and quality standard in Dubai
- Handover 2029 — Emaar delivery certainty
- 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.
