AED 10,500,000 Below Market — Last Transaction at AED 46M — Selling at AED 35,500,000
This is one of the most financially significant and most clearly evidenced distress villa opportunities currently available in the Dubai premium villa market. A Mira Plus Type villa in Eden Hills, Dubai — spanning 9,404 sq ft of built-up area on a 12,126 sq ft plot — is now available at AED 35,500,000 against a verified current market price of AED 46,000,000. The distress is not a matter of opinion or estimate: the last recorded transaction for a comparable Eden Hills villa was at AED 46,000,000 — and this villa is being offered at AED 35,500,000, a verified and documented saving of AED 10,500,000 (approximately 22.8% below the market-evidenced price). The original purchase price paid by the current seller was AED 33,400,000. The structure is covered — a significant construction milestone reflecting the physical progress of the build. For a buyer who understands what Eden Hills represents in the Dubai premium villa market, and who has the means to act on a distress of this magnitude, this listing is one of the singular buying opportunities in Dubai's large-format villa segment today.
Property Highlights
- Property Type: Villa — Mira Plus Type
- Project: Eden Hills, Dubai
- Villa Typology: Mira Plus
- BUA: 9,404 sq ft
- Plot Size: 12,126 sq ft
- Construction Status: Structure Covered — Significant Construction Milestone
- Status: Off-Plan Resale — Distress Property
- Original Purchase Price (OP): AED 33,400,000
- Market Price (Last Transacted): AED 46,000,000
- Selling Price: AED 35,500,000
- Saving vs Market: AED 10,500,000 (approximately 22.8% below market)
- Above OP: AED 2,100,000 — seller accepts minimal return above acquisition cost
- Price per Sq Ft (BUA): approximately AED 3,775
- Payment Plan: Available on request
- Handover: To be confirmed — structure covered
- Ownership: Freehold — All Nationalities
About Eden Hills, Dubai
Eden Hills is one of Dubai's most premium and most design-distinguished gated villa communities — a development that has attracted sustained and intense buyer interest since launch, driven by the quality of its site, its villa typologies, and the specification of its landscaping and community design. Positioned within one of Dubai's most strategically desirable residential corridors, Eden Hills has established itself as a destination for buyers who require large-format villa living with a genuine design philosophy behind the community's architecture, landscape, and lifestyle infrastructure. The Mira Plus typology is one of Eden Hills' most sought-after configurations — a large-format villa layout that, at 9,404 sq ft of built-up area on a 12,126 sq ft plot, delivers genuine estate-scale living on a generous private plot. The fact that the last recorded transaction for a comparable Eden Hills villa was at AED 46,000,000 is the most powerful evidence of where the market values this product — and the most powerful evidence of the opportunity this distress listing at AED 35,500,000 represents.
Community and Lifestyle
- Eden Hills — one of Dubai's most premium and most design-forward gated villa communities
- Mira Plus Type — one of the most sought-after and largest villa configurations in the Eden Hills inventory
- 12,126 sq ft plot — a generous estate-scale outdoor footprint providing private garden, pool, and terrace areas
- 9,404 sq ft BUA — a large-format villa with the spatial generosity to accommodate multi-generational family living at the highest standard
- Structure covered — construction well advanced, reflecting physical progress toward delivery
- Consistently attracts UAE national families, UHNW international buyers, senior corporate principals, and long-term capital appreciation investors
- One of the most consistently oversubscribed and highest-demand gated villa community addresses launched in Dubai in the current development cycle
- Premium community lifestyle infrastructure consistent with the Eden Hills design philosophy
The Financial Case — AED 10.5M Below a Verified Market Transaction
The financial proposition of this listing is not based on a subjective assessment of market value or an estimated comparable — it is grounded in a documented and verifiable transaction. The last recorded sale of a comparable Eden Hills villa was at AED 46,000,000. This villa is being offered at AED 35,500,000 — AED 10,500,000 below that evidenced market price. This means the incoming buyer acquires, from the date of transfer, AED 10,500,000 of immediate market equity — equity that is supported not by the seller's asking price but by the actual market transaction evidence available to every buyer and agent in the Dubai real estate database. The original purchase price paid by the current seller was AED 33,400,000. At AED 35,500,000, the seller accepts only AED 2,100,000 above their own acquisition cost — an almost zero-profit exit that makes this distress pricing viscerally clear: the seller is selling for reasons of urgency, not because the market value is in question. For the buyer, the combination of AED 10.5M below market, AED 2.1M above OP, and a last transaction at AED 46M creates a triple-layer investment case that is among the most robustly evidenced available in Dubai's premium villa segment today.
The Mira Plus Typology — Why It Commands a Premium
Within the Eden Hills villa inventory, the Mira Plus typology occupies a specific and premium position — one that has been recognised and validated by the resale market in the transactions that have occurred since the community's launch. At 9,404 sq ft of BUA on a 12,126 sq ft plot, the Mira Plus delivers a configuration that comfortably accommodates the domestic programme of a large multi-generational household: generous ground-floor reception and family living spaces, multiple bedroom suites across the upper floors including a master suite of exceptional scale, dedicated family living areas, staff accommodation, and private garden and outdoor living areas that extend across the full depth of the 12,126 sq ft plot. The BUA-to-plot ratio — where the built footprint is meaningfully smaller than the total plot area — ensures that the outdoor garden, pool, terrace, and recreational spaces are not residual areas compressed between the building and the boundary but are themselves generously proportioned private outdoor environments. This is the defining characteristic of a true estate villa rather than a townhouse-scale product.
Structure Covered — Construction Milestone
The structure of this Eden Hills Mira Plus villa is covered — meaning the building's structural shell, including the roofing, has been completed. This is a significant and materially important construction milestone for an off-plan buyer for two specific reasons. First, it eliminates the most substantial phase of construction risk — the structural build — from the buyer's remaining wait period, with the remaining works being primarily finishing, mechanical, electrical, and plumbing installations, and external landscaping. Second, it provides the incoming buyer with the ability to assess the physical scale, volume, and spatial quality of the villa from the outside and, depending on site access, the internal spaces — giving a tangible and concrete impression of what the completed product will be rather than requiring the buyer to rely entirely on renders and floor plans. A covered structure in a premium Eden Hills villa at AED 35,500,000 against a last transaction of AED 46,000,000 is the combination of physical construction progress and financial opportunity that characterises the most compelling off-plan distress buys in Dubai's premium villa market.
Amenities
- Mira Plus Type — One of Eden Hills' Most Generously Proportioned Villa Configurations
- 12,126 sq ft Plot — Estate-Scale Private Outdoor Space
- Private Garden — Generous Outdoor Living Area
- Private Swimming Pool (to be confirmed — standard Mira Plus configuration)
- Multiple Bedroom Suites — Full Count Available on Request
- Formal and Informal Reception and Living Rooms
- Open-Plan Family Kitchen and Dining
- Maid's and Staff Accommodation
- Covered Parking Within the Plot
- Eden Hills Community Parks and Green Infrastructure
- Community Running and Cycling Tracks
- 24/7 Gated Community Security
- Premium Eden Hills Community Management
Layout and Floor Plan
The Mira Plus typology in Eden Hills spans 9,404 sq ft of built-up area across multiple floors on a 12,126 sq ft plot. The plot size relative to the BUA ensures that the outdoor garden, pool, and terrace areas are genuinely spacious — with the building footprint occupying a proportion of the plot that leaves meaningful depth for private outdoor living on all primary orientations of the villa. The internal layout is expected to include a formal entrance hall, formal and informal reception and living rooms, an open-plan family kitchen and dining area with direct garden access, multiple bedroom suites across the upper floors including a master suite with en-suite bathroom and walk-in wardrobe, family bathrooms, maid's and staff accommodation, and utility and storage areas. The exact bedroom and bathroom count, floor-by-floor room dimensions, kitchen specification, pool layout, garden depth, parking provision, and the full architectural floor plan for this Mira Plus villa in Eden Hills are available on request from the listing agent for qualified prospective buyers.
Financial Overview
This is an off-plan resale villa being offered at AED 35,500,000 — AED 10,500,000 (approximately 22.8%) below the current market price as evidenced by the last recorded comparable transaction of AED 46,000,000. The original purchase price was AED 33,400,000 — the seller accepts only AED 2,100,000 above their acquisition cost for what the market has demonstrated to be worth AED 46,000,000. At AED 35,500,000 for 9,404 sq ft BUA on a 12,126 sq ft plot, the price per square foot on BUA equates to approximately AED 3,775 — a price per square foot that is materially below where Eden Hills Mira Plus villas have cleared in the open market. The incoming buyer assumes the remaining payment obligations under the original payment plan for Eden Hills. Dubai Land Department transfer fees of typically 4% apply. Full payment breakdown and transaction details are available on request from the listing agent.
Location and Connectivity
- Dubai Hills Mall: approximately 10–15 minutes by car
- Al Khail Road (E44): primary highway access from the community
- Mall of the Emirates: approximately 15–20 minutes by car
- Downtown Dubai and Burj Khalifa: approximately 20–25 minutes by car
- DIFC: approximately 20–25 minutes by car
- Dubai Marina and JBR: approximately 20–25 minutes by car
- Dubai International Airport (DXB): approximately 25–30 minutes by car
- Al Maktoum International Airport: approximately 25–30 minutes by car
- Expo City Dubai: approximately 15–20 minutes by car
Why Invest in This Villa at Eden Hills, Dubai
- AED 10,500,000 (22.8%) below the last verified market transaction of AED 46,000,000 — the most robustly evidenced distress discount in Dubai's current premium villa resale market
- Last transaction at AED 46,000,000 — market value is not an estimate but a documented fact
- Original purchase price AED 33,400,000 — seller accepts only AED 2,100,000 above acquisition cost for a villa the market has valued at AED 46,000,000
- Mira Plus Type — one of Eden Hills' most sought-after and generously proportioned villa configurations
- 9,404 sq ft BUA on a 12,126 sq ft plot — estate-scale villa with genuine outdoor living proportions
- Structure covered — significant construction milestone eliminating the structural build phase from remaining risk
- Price per sq ft approximately AED 3,775 — materially below where comparable Eden Hills villas have traded
- AED 10.5M immediate market equity from day one of transfer — supported by transaction evidence not estimates
- Freehold ownership for all nationalities with UAE Golden Visa eligibility
- One of the most singular and most financially clear-cut premium villa distress opportunities currently available in Dubai
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.
