3-Bedroom Back-to-Back Townhouse in Joy, Arabian Ranches 3, Vacant and Below Community Average at AED 2,750,000

Property Overview

A vacant 3-bedroom back-to-back townhouse in Joy, Arabian Ranches 3, Dubai. The built-up area is approximately 1,935 square feet. The asking price is AED 2,750,000 net to the seller. This is a ready property in a completed gated community developed by Emaar Properties.

Property Highlights

• Type: 3-bedroom townhouse (back-to-back)
• Built-up area: approximately 1,935 sq ft
• Occupancy: vacant
• Asking price: AED 2,750,000 (net to seller)
• Price per square foot: AED 1,421
• Status: ready (completed August 2022)

Market Context

DistressPropertyFinder.com researched available market data to assess the position of this asking price relative to the Arabian Ranches 3 townhouse market.

According to Bayut's listing data, the current average asking price for townhouses in Arabian Ranches 3 is AED 3,410,388, with asking prices trending upward by 8%. The asking price of AED 2,750,000 is AED 660,388 below this average, a difference of 19.4%.

According to Bayut's DLD transaction data, the community-wide average transaction price for all properties in Arabian Ranches 3 is AED 4,299,932 over the last 12 months, with a downward change of 5% in DLD transaction prices. This figure includes villas, which are significantly more expensive than townhouses, and is not a direct comparison for a 3-bedroom townhouse.

The benchmark used (AED 3,410,388) is a community-wide townhouse average covering all sub-communities (Joy, Sun, Spring, Ruba, Caya, Bliss, June and others) and all bedroom types (3BR and 4BR). Back-to-back 3-bedroom townhouses are typically at the lower end of the townhouse price range due to their smaller size and shared-wall configuration. A Joy-specific or 3BR-specific DLD transaction average was not available at the time of listing. Buyers should compare the asking price against recent DLD transactions for 3-bedroom back-to-back townhouses in Joy specifically before relying on the stated discount.

Net Price and Transaction Costs

The asking price of AED 2,750,000 is stated as net to the seller. In Dubai, the buyer typically bears the following costs on top of a net price: agency commission (usually 2% of the purchase price plus 5% VAT on the commission), DLD transfer fee (4% of the purchase price), DLD admin fee (approximately AED 580) and any applicable mortgage registration fees. Buyers should factor these costs into their total acquisition budget.

About Joy at Arabian Ranches 3

Joy is a gated sub-community within Arabian Ranches 3, situated to the south of the development close to Emirates Road (E611). The sub-community was developed by Emaar Properties and comprises 148 townhouses in three- and four-bedroom configurations. Three design styles are offered: Contemporary Refined, Stylish Cubic and Modern Sophisticated. Each townhouse includes a private garden. Construction began in August 2019 and the project was completed in August 2022.

Joy's amenities are shared with the wider Arabian Ranches 3 community and include basketball courts, a cricket pitch, a football pitch, squash courts, a children's playground, a splash pad, jogging and cycling tracks, mosques, schools and community retail outlets.

About Arabian Ranches 3

Arabian Ranches 3 is a master-planned community by Emaar Properties, located on Sheikh Zayed Bin Hamdan Al Nahyan Street (D54) in Dubailand, Dubai. The community offers townhouses and villas across multiple gated sub-communities including Joy, Sun, Spring, Ruba, Caya, Bliss and June, with an 18-hole championship golf course, two polo fields and extensive landscaped parks. Arabian Ranches 3 is connected to Emirates Road and Al Ain Road and is near Cityland Mall and Global Village.

Back-to-Back Configuration

The agent describes this townhouse as a back-to-back unit. In a back-to-back configuration, two townhouses share a rear wall, meaning the unit has limited rear exposure compared to single-row or end-of-row positions. This configuration is common in higher-density townhouse developments and is typically priced lower than corner or end units due to reduced privacy and light on one side. Buyers should inspect the unit to assess the exact plot layout, garden orientation and exposure.

Verification Notes

The asking price, bedroom count, approximate built-up area, vacant status, back-to-back configuration and net pricing basis are sourced from the agent brief received on 26 August 2026. The built-up area of 1,935 square feet is stated by the agent as approximate and has not been verified against title deed or Emaar records. The market benchmark of AED 3,410,388 is the current average asking price for all townhouses listed in Arabian Ranches 3 on Bayut and covers all sub-communities and bedroom types. It is not a Joy-specific or 3BR-specific figure. The savings amount (AED 660,388) and savings percentage (19.4%) are calculated by DistressPropertyFinder.com based on this community-wide benchmark. Buyers should verify the market position using Joy-specific 3BR DLD transaction data, confirm the exact built-up area and factor in all buyer-side transaction costs before proceeding.