Super Distress — Buyer All-In Below Seller Total Documented Cost | AED 1,493,269 (5.68%) Below Derived Original Price | AED 2,545,000 (9.31%) Below Seller Total (OP+DLD) | Address Hotels Branded Residence — The Most Premium Villa Designation in The Oasis Masterplan | Lagoon View | Private Pool | B+G+1+Roof | 6BR+Maid+Driver | 12,959 Sq Ft BUA | 21,000 Sq Ft Plot | Q2 2029 | Emaar | Ref DPF-AVT-OAS-6BR-12959-001
A super distress acquisition in Address Villas Tierra, The Oasis by Emaar — the most premium branded residential villa sub-community within Emaar's largest and most ambitious masterplan development. AED 24,800,000 for a 6-bedroom plus maid's room plus driver's room Address Hotels branded villa at 12,959 sq ft BUA on a 21,000 sq ft plot, with a lagoon view primary elevation, a private pool, and a four-level B+G+1+Roof programme delivering the most comprehensively scaled residential configuration available in The Oasis's off-plan secondary market at the Q2 2029 handover horizon. The distress arithmetic is the defining characteristic of this listing. The seller's documented total acquisition cost — the original purchase price plus the 4% DLD fee paid at original purchase — is AED 27,345,000. The seller's derived original price is approximately AED 26,293,269 (AED 27,345,000 divided by 1.04). The distress selling price is AED 24,800,000 — AED 1,493,269 (5.68%) below the derived original price and AED 2,545,000 (9.31%) below the seller's total documented cost. The buyer's estimated all-in cost — distress price plus buyer DLD (4%), agency (2% plus VAT), and administrative fees — is approximately AED 26,313,380. This buyer all-in of approximately AED 26,313,380 is approximately AED 1,031,620 below the seller's total documented cost of AED 27,345,000. The buyer acquires the Address Villas Tierra entry, takes over the remaining Emaar payment plan, and holds a position whose total acquisition cost to the buyer is below what the seller paid to acquire the same position. This is the definition of super distress in the off-plan secondary market: the buyer's all-in is below the seller's all-in. The product category that the seller is exiting at this loss is one of the most specifically premium and most internationally distinctive off-plan villa products in Dubai's current residential market. Address Hotels plus Resorts is Emaar's flagship hospitality brand — the hotel group whose properties at The Dubai Mall, Downtown Dubai, and across the UAE and internationally represent the highest-specification hotel lifestyle standard that Emaar operates. Address Villas is the residential translation of the Address brand standard into private villa ownership: a product that is architecturally, specification-wise, and lifestyle-wise distinct from and above every standard Emaar villa sub-community — because it carries the Address Hotels promise of hotel-grade finish quality, hotel-grade service infrastructure, and the hotel brand's amenity and lifestyle management programme as a residential product. At The Oasis by Emaar — the masterplan that Emaar has positioned as its most ambitious and most legacy-defining land development, built around interconnected lagoons as the community's defining lifestyle environment — the Address Villas Tierra sub-community represents the masterplan's most premium branded residential offering. The lagoon view designation means this villa's primary elevation faces directly onto The Oasis's lagoon infrastructure — the community's most specifically valued view proposition and the most directly lifestyle-immersive orientation available in the masterplan. The private pool compounds the lagoon lifestyle proposition in the most private and most daily-accessible form. The B+G+1+Roof programme across 12,959 sq ft BUA on 21,000 sq ft represents the most comprehensively scaled residential configuration within The Oasis's villa sub-community inventory — a basement level in a Dubai villa is an exceptional programme that provides a fully below-grade functional space (cinema, gym, staff quarters, wine cellar, or entertainment programme) that is unavailable in the ground-and-up villa configurations that constitute the majority of Dubai's villa secondary market, and the rooftop provides the most elevated private outdoor platform above the B+G+1 programme. Payment plan details — the amount the seller has paid to Emaar to date, the remaining instalment schedule, the amount payable to the seller at transfer, and the continuing Emaar payment programme the buyer inherits — are critical off-plan acquisition facts that are available on request from our team and confirmed directly with the seller at engagement. Buyers considering this listing are strongly advised to request full payment plan documentation before proceeding. Reference: DPF-AVT-OAS-6BR-12959-001.
Property Highlights
- Project: Address Villas Tierra
- Developer: Emaar Properties
- Masterplan: The Oasis by Emaar, Dubai
- Brand: Address Hotels + Resorts — Emaar's flagship hospitality brand
- Property Type: Villa (Branded Residences)
- Bedrooms: 6
- Maid Room: Yes
- Driver's Room: Yes — in addition to maid's room
- BUA: 12,959 sq ft
- Plot Size: 21,000 sq ft
- Layout: B+G+1+Roof (Basement, Ground, First, Rooftop — 4 levels)
- View: Lagoon view — direct lagoon facing, the most premium view in The Oasis masterplan
- Pool: Private swimming pool
- Parking: 2 parking spaces
- Handover: Q2 2029
- Status: Off-plan
- Original Price (derived): Approximately AED 26,293,269
- Seller Total Documented Cost (OP+DLD): AED 27,345,000
- Distress Price: AED 24,800,000
- Saving vs Derived OP: AED 1,493,269 (5.68%)
- Saving vs Seller Total: AED 2,545,000 (9.31%)
- Estimated Buyer All-In: Approximately AED 26,313,380
- Super Distress: Buyer all-in approximately AED 1,031,620 below seller's total documented cost
- Price per Sq Ft BUA: AED 1,913
- Price per Sq Ft Plot: AED 1,181
- Payment Plan: Off-plan — seller's paid amount, remaining Emaar instalments, and payment schedule available on request
- DPF Reference: DPF-AVT-OAS-6BR-12959-001
Super Distress Arithmetic — Buyer All-In Below Seller Total Documented Cost
The distress arithmetic of this Address Villas Tierra listing is verifiable from the seller's disclosed data and is the most fundamental acquisition proposition this listing presents. The seller has disclosed their total documented acquisition cost as AED 27,345,000 — the sum of their original purchase price and the 4% DLD transfer fee they paid at original acquisition. Dividing AED 27,345,000 by 1.04 derives the original purchase price as approximately AED 26,293,269. The seller's DLD was approximately AED 1,051,731. The seller is offering the property at AED 24,800,000 — a distress price of AED 1,493,269 (5.68%) below the derived original price and AED 2,545,000 (9.31%) below the seller's total documented cost. The buyer's own all-in cost at this distress price — AED 24,800,000 plus buyer DLD of AED 992,000 plus agency of approximately AED 520,800 plus administrative fees of approximately AED 580 — totals approximately AED 26,313,380. This buyer all-in of approximately AED 26,313,380 is approximately AED 1,031,620 below the seller's total documented cost of AED 27,345,000. The buyer therefore acquires The Oasis Address Villas Tierra position, the remaining Emaar payment plan, and the Q2 2029 handover entitlement at a total acquisition cost that is below what the original buyer paid for the same asset — a fundamentally super-distress proposition. For a buyer who is tracking The Oasis's Address Villas Tierra secondary market, a super-distress entry point below the seller's documented acquisition cost on a lagoon-view, private-pool, basement-plus-rooftop 6-bedroom villa is the most structurally compelling pricing proposition available in the masterplan's branded residences secondary market at the current date. Note: for off-plan acquisitions, the buyer should request and review the full payment plan documentation — the seller's paid amount (equity), the remaining Emaar instalment schedule, the amount payable to the seller at the point of transfer, and the continuing developer payment programme the buyer inherits — before proceeding. These details are available on request from our team. Reference: DPF-AVT-OAS-6BR-12959-001.
Address Hotels Brand — The Residential Designation That Sets This Villa Apart from Every Standard Emaar Product
Address Hotels plus Resorts is the most premium hospitality brand in Emaar's portfolio — the hotel standard that the group applies to its most specifically prestigious and most internationally recognised properties across Dubai and globally. The Address brand represents the highest point of Emaar's hotel quality, service, and lifestyle infrastructure — a brand whose properties are recognised internationally for their architectural distinctiveness, their interior design specification, their service programme, and their amenity quality at a level that positions them among the most consistently high-rated luxury hotel experiences in the UAE. Address Villas is the private residential translation of this brand standard into villa ownership: a residential product that is built to Address Hotels' architectural and interior specification, is managed by Address Hotels' community management programme, and provides residents with access to the Address Hotels lifestyle and service infrastructure in a private villa ownership format that no other Emaar villa sub-community — not Sidra, not Golf Place, not Maple, not Harmony — delivers. For a buyer who values brand quality certainty above the standard Emaar villa specification, the Address brand designation provides the most specifically quality-assured and most internationally credibly branded villa product in Emaar's residential portfolio. For an investor, the Address brand is the most consistently yield-differentiating designation in Emaar's off-plan villa secondary market: the tenant profile that specifically seeks an Address branded villa — the international UHNW family, the global executive, the Gulf family seeking the most specifically hotel-quality residential experience in Dubai — is willing to pay a rental premium above standard Emaar villa equivalents that is commensurate with the brand's hospitality-grade specification and service programme. At a 5.68% discount to the derived original price for an Address branded product, this listing offers the brand at a price below what the same asset cost a motivated seller who selected it as a premium acquisition. Reference: DPF-AVT-OAS-6BR-12959-001.
B+G+1+Roof — The Most Comprehensively Scaled Four-Level Villa Programme in The Oasis
The B+G+1+Roof designation — Basement, Ground Floor, First Floor, and Rooftop — delivers 12,959 sq ft of Address-branded residential space across four distinct levels, creating the most comprehensively programmed and most vertically diverse villa configuration available in The Oasis's off-plan secondary market. The basement level is the most specifically rare and most comprehensively valuable level in a Dubai villa: a full below-grade floor within the 21,000 sq ft plot that is structurally integrated into the villa's four-level programme and that the vast majority of Dubai's villa secondary market — including Golf Place, Sidra, and Maple within Dubai Hills Estate — does not offer. The basement in an Address Villas Tierra villa provides the most private, most acoustically separated, and most climate-controlled full floor of the programme — a floor that is naturally shielded from the heat of the Dubai climate by its below-grade position, and that the household can configure as a private cinema or screening room, a fully equipped private gymnasium, a dedicated wellness and spa space, additional staff quarters, a wine cellar and entertainment programme, or a combination of these uses that the above-grade residential floors cannot accommodate without compromising the family living programme. The Ground Floor delivers the villa's primary social programme — the main living and dining areas, the kitchen and catering programme, and the direct connection to the private pool and the 21,000 sq ft plot's outdoor lifestyle infrastructure, with the lagoon view from the primary ground-floor elevation providing the most daily-immersive connection to The Oasis's lagoon lifestyle. The First Floor delivers the private bedroom programme — the six bedroom suites with their dedicated bathroom programme, the maid's room, and the driver's room in their dedicated domestic staff positions. The Rooftop is the villa's most elevated private outdoor platform — a rooftop above the first floor that provides the most panoramic and most specifically elevated outdoor lifestyle space in the villa, with the lagoon, the masterplan's open landscape, and the broader Oasis community environment visible in their fullest extent from the rooftop elevation. At 12,959 sq ft across these four levels on a 21,000 sq ft plot, this villa delivers the most spatially generous and most programme-complete configuration available in Address Villas Tierra's off-plan secondary market. Reference: DPF-AVT-OAS-6BR-12959-001.
Lagoon View — The Oasis's Defining Premium View Proposition
The Oasis by Emaar is a masterplan built around interconnected lagoons as the community's primary and most defining lifestyle environment — a development whose design is fundamentally organised around the lagoon as the visual and recreational anchor of the residential environment at every scale. In The Oasis, the lagoon is not a single community feature but the masterplan's primary landscape element — a network of lagoons around which the villa sub-communities are positioned, and from which the most specifically valued view propositions in the masterplan are generated. A lagoon view designation in Address Villas Tierra means this villa's primary elevation faces directly onto one of The Oasis's lagoons — a permanently maintained body of water that provides the most resort-lifestyle and most specifically premium view available in the masterplan. In Dubai's UHNW villa market, waterfront and water-facing view positions are the most consistently highest-value and most specifically competed-for positional premium across every community and every price point — from Palm Jumeirah beachfront to Dubai Creek Harbour canal-facing to Tilal Al Ghaf's lagoon-facing positions. In The Oasis, the lagoon view is the most finite and most premium positional designation across the masterplan's villa inventory — permanently fixed by the masterplan's site plan, cannot be added to non-lagoon-facing units, and provides the most specifically resort-lifestyle-integrated daily visual environment that The Oasis's residential programme delivers. For a family in a lagoon-view Address Villas Tierra villa, the daily visual environment from the primary living floor — the ground-floor living areas, the kitchen, the pool terrace, and the upper-floor primary bedroom suites — is the lagoon: a permanently maintained body of water that is the most resort-lifestyle-connected and most visually distinctive residential view available in this masterplan. Reference: DPF-AVT-OAS-6BR-12959-001.
21,000 Sq Ft Plot — The Outdoor Programme That This Scale Enables
A 21,000 sq ft plot is among the most generous individual residential plot allocations in any Dubai villa masterplan — a land area of approximately 1,951 sq metres that places this Address Villas Tierra villa at the scale of a genuinely compound-like residential proposition. At 12,959 sq ft BUA on a 21,000 sq ft plot, the outdoor programme — the land area beyond the villa's built footprint — is approximately 8,041 sq ft of ground-level outdoor space surrounding the villa structure. This outdoor allocation accommodates the private pool, the pool deck and outdoor entertaining areas, the landscaped garden programme, the boundary planting and privacy infrastructure appropriate to a UHNW family villa in Address Villas Tierra, and the outdoor circulation programme at the most generous scale available in The Oasis's villa inventory. For a 6-bedroom plus maid plus driver household of the UHNW scale that Address Villas Tierra targets, the 21,000 sq ft plot delivers the outdoor programme capacity that the extended-family social, recreational, and privacy requirements demand: a pool of resort proportions, a pool terrace of the scale appropriate to UHNW outdoor entertaining, a garden of the size that provides genuine landscape depth and privacy from the lagoon view, and the boundary setbacks that create the sense of compound-like privacy that distinguishes a 21,000 sq ft UHNW plot from the standard family villa plot in the Dubai residential market. Reference: DPF-AVT-OAS-6BR-12959-001.
About Address Villas Tierra — The Oasis by Emaar, Dubai
Address Villas Tierra is a branded residential villa sub-community within The Oasis by Emaar — Emaar's largest and most ambitiously conceived masterplan development, a mega-project built around interconnected lagoons as the primary lifestyle environment, positioned as Emaar's most legacy-defining and most internationally distinctive residential masterplan. The Address Hotels plus Resorts brand designation elevates Address Villas Tierra above every standard Emaar villa sub-community to a product category whose specification, management standard, and residential lifestyle proposition is directly connected to the Address hotel brand's hospitality-grade quality. Within The Oasis, the Address Villas communities represent the masterplan's premium branded residential offering — products that will benefit most directly and most completely from the masterplan's lagoon infrastructure, its lifestyle activation programme, and its Emaar management quality as the development completes towards Q2 2029. A super distress entry at AED 24,800,000 — 5.68% below derived OP, 9.31% below seller total, buyer all-in below seller total — in a lagoon-view, private-pool, B+G+1+Roof 6-bedroom plus maid plus driver Address Hotels branded villa at 12,959 sq ft on 21,000 sq ft is the most structurally advantaged and most distress-classified acquisition available in Address Villas Tierra's current off-plan secondary market. Reference: DPF-AVT-OAS-6BR-12959-001.
Community and Lifestyle
- Address Villas Tierra — Address Hotels branded residential villas, the most premium sub-community in The Oasis masterplan
- The Oasis by Emaar — Emaar's largest masterplan, built around interconnected lagoons
- Super distress — buyer all-in approximately AED 1,031,620 below seller's total documented cost
- 5.68% below derived original price (AED 1,493,269 saving)
- 9.31% below seller total documented cost (AED 2,545,000 saving)
- Lagoon view — the most premium view designation in The Oasis masterplan
- Private swimming pool within 21,000 sq ft plot
- B+G+1+Roof — four levels including basement and rooftop, the most comprehensive villa programme
- 6 bedrooms plus maid's room plus driver's room
- 12,959 sq ft BUA on 21,000 sq ft plot
- AED 1,913/sqft BUA — distress per-sqft for Address branded lagoon-view villa
- Q2 2029 handover — off-plan acquisition opportunity
- Emaar developer certainty — most established delivery record in Dubai's premium villa market
Amenities
- Address Hotels branded lifestyle and service programme — hotel-grade residential management
- Lagoon access — The Oasis interconnected lagoons as the community's primary lifestyle environment
- Private swimming pool within the 21,000 sq ft landscaped plot
- Rooftop private outdoor platform above B+G+1 programme
- Basement level — private cinema, gym, wellness, staff, or entertainment programme (buyer's choice)
- The Oasis community retail, dining, and lifestyle facilities (activating ahead of Q2 2029)
- The Oasis Emaar community management programme
- Cycling and jogging tracks and community parks within The Oasis masterplan
- International school catchment adjacent to The Oasis
- 24/7 gated security within Address Villas Tierra
- Full service charge, amenity programme, and Address brand service details on request
Investment and Acquisition Case — Super Distress, Address Brand, Lagoon View, Q2 2029
The acquisition case for this Address Villas Tierra villa at AED 24,800,000 operates across five compounding propositions. First, the super distress positioning: a buyer whose all-in acquisition cost is below the seller's total documented cost acquires the Address Villas Tierra position at the most fundamentally distress-classified price available in the sub-community's current secondary market — the pricing is not speculative but structurally loss-generating for the seller, reflecting a motivated exit rather than a market-average transaction. Second, the Address brand rental and resale premium: in The Oasis's rental market — which will activate progressively as the masterplan's lagoon infrastructure completes around the Q2 2029 handover horizon — the Address Hotels brand designation will command the highest rental rates in the masterplan's villa inventory from the UHNW and ultra-high-net-worth international family tenant profile that specifically seeks the Address brand's hotel-lifestyle residential standard. Third, the lagoon view appreciation trajectory: as The Oasis's lagoon infrastructure completes and the community lifestyle proposition activates from marketing promise to lived daily experience, the lagoon-view positional premium in Address Villas Tierra is expected to recalibrate in the secondary market from pre-completion pricing to post-completion lifestyle-premium pricing — in a pattern consistent with waterfront and lagoon-facing community activations across Dubai's masterplan development history. Fourth, the basement level scarcity value: a basement floor in a Dubai villa is among the most specifically rare and most consistently appreciation-generating specifications in the city's villa secondary market — a finite, supply-constrained programme element whose value compounds as the community matures and the number of available basement-villa positions in Address Villas Tierra's secondary market decreases. Fifth, the Emaar delivery certainty and The Oasis masterplan legacy position: Emaar's track record of flagship masterplan delivery — Dubai Hills Estate, Dubai Creek Harbour, Emaar Beachfront, and Downtown Dubai — provides the most specifically credible delivery certainty in Dubai's off-plan villa market for a Q2 2029 horizon, and The Oasis's positioning as Emaar's most ambitious masterplan creates the long-term capital value trajectory that the Address brand's premium positioning compounds over time. Reference: DPF-AVT-OAS-6BR-12959-001.
Distress Price — Estimated All-In Cost
- Original Price (derived from seller total ÷ 1.04): Approximately AED 26,293,269
- Seller Total Documented Cost (OP+DLD): AED 27,345,000
- Distress Selling Price: AED 24,800,000
- Saving vs Derived OP: AED 1,493,269 (5.68%)
- Saving vs Seller Total: AED 2,545,000 (9.31%)
- Buyer DLD (4%): AED 992,000
- DLD Administrative Fee: Approximately AED 580
- Agency (2% + VAT): Approximately AED 520,800
- Estimated Buyer All-In: Approximately AED 26,313,380
- Buyer All-In vs Seller Total: Approximately AED 1,031,620 below — SUPER DISTRESS
- Price per Sq Ft BUA: AED 1,913
- Price per Sq Ft Plot: AED 1,181
- Off-plan payment plan: Seller's paid amount, remaining Emaar instalments, amount to seller at transfer, and full payment schedule are available on request — critical details for any off-plan acquisition
Location and Connectivity — Address Villas Tierra, The Oasis, Dubai
- Sub-Community: Address Villas Tierra, The Oasis by Emaar, Dubai
- Key Roads: Mohammed Bin Zayed Road (E311), Emirates Road (E611)
- Lagoon Al Oasis: Within the masterplan — lagoon view from this villa
- Dubai Hills Estate: Approximately 15 to 20 minutes by car
- Downtown Dubai and Burj Khalifa: Approximately 25 to 30 minutes by car
- Mall of the Emirates: Approximately 20 to 25 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
- DIFC and Business Bay: Approximately 25 to 30 minutes by car
- Dubai Marina: Approximately 25 to 30 minutes by car
Why This Address Villas Tierra Villa Demands Immediate Action
- Super distress — buyer all-in approximately AED 1,031,620 below seller's total documented cost of AED 27,345,000
- 5.68% below derived original price — AED 1,493,269 saving vs what the seller originally paid
- 9.31% below seller total — AED 2,545,000 saving vs seller's full acquisition cost including DLD
- Address Hotels brand — the most premium and most internationally credible branded residential villa designation in Emaar's portfolio
- Lagoon view — the most premium view designation in The Oasis masterplan, permanent and non-replicable
- B+G+1+Roof — four levels including basement and rooftop, the rarest and most comprehensively scaled villa programme
- 12,959 sq ft BUA on 21,000 sq ft plot — one of the most generous villa plot allocations in any Dubai masterplan
- Private pool within the 21,000 sq ft lagoon-view plot
- 6 bedrooms plus maid's room plus driver's room — the most comprehensive UHNW domestic staff programme
- AED 1,913/sqft BUA — distress per-sqft for Address branded lagoon-view baseline villa in The Oasis
- Q2 2029 — Emaar delivery certainty, the most credible off-plan handover assurance in Dubai
- Freehold — available to all nationalities worldwide
- Reference DPF-AVT-OAS-6BR-12959-001
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.
