Palace Villas Ostra

This is a position rather than a house. The villa is a Palace Villas Ostra six bedroom with basement, the chamfer type, on a 15,000 sqft plot in Emaar's Oasis masterplan, and it is being sold by its original buyer before completion rather than by Emaar. What is being bought is their contract.

The case is the gap between the two prices. It was contracted at AED 26,750,000 and is offered at AED 22,500,000, which is AED 4,250,000 or 15.9 per cent below the price Emaar wrote. That difference is the seller's loss, not a discount from the developer: Emaar is still owed the balance of the original figure on the original dates, and the buyer inherits that schedule unchanged.

What makes the price checkable is that Emaar is still selling the same villa. Nine six bedroom Ostra villas have gone in the last seven months at between AED 25,682,366 and AED 28,590,888, averaging AED 26,934,480, and the most recent of them, in January, was the dearest. Every one was a primary sale from the developer. Nothing in the cluster has resold, so this position is not priced against other people's exits; it is priced under the developer's own counter, and under all nine of them.

Four instalments of ten per cent have been settled, so 40 per cent of the contract price is already with Emaar. The next payment is not due until April 2027, and the remaining sixty per cent runs against construction milestones to a final twenty per cent on completion. A buyer stepping in now takes a position that is nearly half paid and has eighteen months before the next cheque.

The villa is 12,959 sqft over four levels on Emaar's own drawing: a 2,810 sqft basement, 3,518 sqft at ground, 3,256 sqft on the first floor and a 694 sqft roof floor, with 1,990 sqft of terraces and balconies and a carport. It faces the lagoon directly, which inside The Oasis is the frontage that is not reproducible.

Nothing shown here is a photograph, because nothing is built. The exterior is Emaar's own render of the type, the cluster plan is theirs too and shows where the chamfered six bedroom villas sit against the lagoon and the urban canals, and the floor plan is the drawing every area above is read from. Handover is Q4 2029.