Distress Deal: 6-Bedroom Type C Villa in Sobha Reserve – Corner Plot | Single Row | Lagoon View | AED 10,750,000

AED 1,550,000 Below OP + DLD | 6BR Type C | Corner + Single Row | Lagoon View | BUA 6,985 sq.ft | Handover Q3 2026

A singular distress opportunity in Sobha Reserve — and by every measure that matters in a master-planned villa community, the most commercially differentiated configuration currently available in the project’s secondary market. This 6-bedroom Type C villa sits on a corner, single-row plot with direct lagoon views — three premium attributes that, individually, each command a meaningful market premium in Sobha Reserve; combined in a single unit, they create a villa position that is genuinely one of a kind within the development. The plot spans 5,425 sq.ft with a built-up area of 6,985 sq.ft and is offered at AED 10,750,000 by a motivated seller — AED 1,550,000 (approximately 12.6%) below the seller’s original purchase price including DLD fees of AED 12,300,000. With handover targeted for Q3 2026 — this year — the buyer is acquiring a villa that is within months of delivery, in a Sobha-developed community that carries one of the most respected and quality-consistent developer brands in Dubai’s luxury villa market. The corner plot gives the villa an enlarged outdoor space, additional privacy, and architectural openness on two sides. The single row positioning means there are no villas directly behind — the rear of the property faces the lagoon rather than another villa’s boundary. The Type C designation confirms a specific layout and configuration within Sobha Reserve’s villa typology hierarchy. And the lagoon view completes a villa specification that has no direct equivalent currently available in the Sobha Reserve secondary market at any price, let alone at AED 1,550,000 below the seller’s total original cost.

Property Highlights

Project: Sobha Reserve
Developer: Sobha Realty
Location: Wadi Al Safa 2, Dubailand, Dubai
Villa Type: Type C — 6 Bedrooms
Plot Size: 5,425 sq.ft
Built-Up Area (BUA): 6,985 sq.ft
Position: Single row unit — no villas directly behind
Plot Type: Corner plot — enlarged outdoor space on two sides
View: Lagoon view
Rarity: One of a kind unit — the only Type C corner single-row lagoon view combination currently in the secondary market
Asking Price: AED 10,750,000 (distress sale)
Original Price + DLD: AED 12,300,000
Saving vs OP + DLD: AED 1,550,000 (approximately 12.6%)
Price per sq.ft (BUA): AED 1,539 per sq.ft
Handover: Q3 2026 — this year
Status: Off-Plan – Near to Handover – Distress Property
Ownership: Freehold – Open to all nationalities

About Sobha Reserve – Wadi Al Safa 2, Dubai

Sobha Reserve is one of the flagship masterplan villa communities delivered by Sobha Realty — one of Dubai’s most respected and quality-consistent luxury developers, known for a backward-integrated manufacturing and construction model that allows the developer to control every aspect of quality from raw materials through to the final finish. Unlike most Dubai developers who outsource construction and finishing to third parties, Sobha’s in-house capability means that a Sobha villa is built to a tighter specification tolerance and a higher finish consistency than the vast majority of comparable products in Dubai’s luxury villa market. Sobha Reserve is developed in Wadi Al Safa 2, Dubailand — a well-connected location in Dubai’s expanding northwest villa corridor — and is masterplanned around a central lagoon and green open space network that creates the visual and lifestyle heart of the community. The lagoon is not a decorative element but a genuine amenity — a central waterway visible from a specific tier of villa positions within the masterplan, with the single-row, corner-plot Type C configuration being the most prized of those positions. Sobha Reserve will deliver a comprehensive community amenity programme including the lagoon, community parks, cycling and jogging tracks, a community clubhouse, swimming pools, and children’s play areas — all managed to Sobha’s post-handover community operations standard, which is among the most consistently maintained in Dubai’s luxury villa segment.

Community and Lifestyle

Sobha Reserve is masterplanned around a central crystal lagoon — a permanent and maintained water feature that creates a resort-like visual environment within a gated villa community, and the defining lifestyle differentiator between lagoon-view and non-lagoon villa positions
The corner, single-row, Type C configuration is the most spatially generous and architecturally open villa position within the masterplan — two open sides, no rear villa, lagoon as the back boundary, and a BUA of 6,985 sq.ft across 5,425 sq.ft of plot
Sobha Realty’s post-handover community management is among the most highly rated in Dubai’s villa market — a consistent quality of common area maintenance, community operations, and infrastructure upkeep that sustains long-term property values
Wadi Al Safa 2 in Dubailand provides direct access to Sheikh Mohammed Bin Zayed Road (E311) and Al Ain Road (E66) — connecting residents to Downtown Dubai, Business Bay, and Dubai International Airport within 25–30 minutes
The community is well-suited to large families, multi-generational households, and high-net-worth buyers who require a villa of genuine mansion scale in a premium managed Sobha address

Why This Is a One of a Kind Unit

In any master-planned villa community, the combination of three premium positional attributes in a single unit is an event of structural rarity. In Sobha Reserve:

Corner Plot: Enlarges the outdoor space on two sides — more garden area, more privacy from neighbours, greater architectural openness and natural light penetration. Corner plots in Sobha Reserve command a documented premium over non-corner equivalents of the same type
Single Row: Means there are no villas directly behind this unit — the back of the villa faces the lagoon rather than another villa’s rear boundary. This eliminates overlooking, increases privacy, and creates the visual connection to the lagoon that defines the highest-value villa tier in the community
Lagoon View: The central lagoon is Sobha Reserve’s defining masterplan asset — the waterfront view from a single-row villa position is the visual experience the masterplan was conceived to create, and it is permanently irreplaceable
Type C, 6 Bedrooms: The Type C designation is a specific villa typology within Sobha Reserve’s hierarchy — the largest and most generously specified configuration in the portfolio, with 6 bedrooms across 6,985 sq.ft of BUA on a 5,425 sq.ft plot
There is no other Type C corner single-row lagoon view villa currently available in Sobha Reserve’s secondary market — this is, by definition, the only one available at any price. At AED 10,750,000 — AED 1,550,000 below the seller’s all-in cost — it is available at the most commercially efficient entry point that has ever appeared for this configuration

Amenities

Crystal lagoon — community’s central feature, directly visible from this single-row villa position
Community swimming pool and leisure pool facilities
Cycling and jogging tracks around the lagoon and throughout the community
Community clubhouse and residents’ lounge
Fully equipped fitness centre
Children’s play areas and family recreational zones
Landscaped community parks and green open spaces
Basketball and multi-sport courts
Gated community with 24-hour security
Private garden within the villa’s corner plot — enlarged by the corner position on two sides
Private garage
Sobha post-handover community management

Layout and Floor Plan — Type C, 6 Bedrooms, 6,985 sq.ft BUA

This Type C 6-bedroom villa in Sobha Reserve spans 6,985 sq.ft of built-up area across a 5,425 sq.ft corner plot — a scale of residential provision that positions this villa firmly in the mansion tier of Dubai’s luxury family villa market. At 6,985 sq.ft BUA for a 6-bedroom on a corner plot with a lagoon view, the unit delivers room dimensions, living spaces, and garden area that are among the most generous in any currently delivering Dubai masterplan villa community at this price tier. Sobha’s Type C designation reflects a specific spatial hierarchy within the villa typology — and the corner plot allocation for this specific unit within that type expands the outdoor space beyond the standard Type C envelope, adding further practical value to the overall property. The typical Sobha Reserve Type C 6-bedroom configuration includes ground floor formal and informal living areas, a dining space, a premium fitted kitchen, a family room or majlis, one or more ground floor bedroom suites, a maid’s room, a double garage, and utility areas; upper floor master suite of palatial proportions with walk-in wardrobe and premium en-suite, five further bedroom suites each with bathrooms, a family lounge or study, and balcony or terrace access. The lagoon view is experienced from the rear and side elevations of the villa — facing the single-row boundary that opens directly to the lagoon — and the corner plot delivers an enlarged garden on two external sides. The detailed architectural floor plan, Sobha specification document, exact room-by-room dimensions, bathroom count, garage configuration, and precise plot boundary details for this specific Type C corner single-row lagoon view villa in Sobha Reserve are all available on request. Please contact us to receive the complete documentation package.

Payment and Handover

This is a near-to-handover secondary market distress sale from a motivated seller. The seller’s original price including Dubai Land Department fees (OP + DLD) was AED 12,300,000. The unit is offered at AED 10,750,000 — AED 1,550,000 below that all-in cost. Complete pricing summary:

Asking Price: AED 10,750,000
Original Price Including DLD: AED 12,300,000
Saving vs OP + DLD: AED 1,550,000 (approximately 12.6%)
Estimated Base OP (Excl. ~4% DLD): Approximately AED 11,827,000
Saving vs Estimated Base OP: Approximately AED 1,077,000 (approximately 9.1%)
BUA: 6,985 sq.ft | Plot: 5,425 sq.ft | Type: C | Bedrooms: 6
Position: Corner + Single Row | View: Lagoon
Handover: Q3 2026

The buyer assumes the remaining payment plan instalments payable to Sobha Realty. The exact amounts already paid and outstanding, the instalment milestone schedule, Sobha NOC and admin charges, and applicable annual service charges are all available on request. The Dubai Land Department (DLD) transfer fee is typically 4% of the purchase price (AED 430,000 on an AED 10,750,000 transaction) — note that the seller’s AED 12,300,000 original price included the DLD paid at original purchase, while the buyer will pay their own DLD on the secondary transfer at 4% of AED 10,750,000. Total buyer cost including DLD would be approximately AED 11,180,000 — still well below the seller’s original all-in cost of AED 12,300,000. Independent legal verification is strongly recommended before proceeding. This is a freehold property available to all nationalities.

Location and Connectivity

Sheikh Mohammed Bin Zayed Road (E311): Direct access from Wadi Al Safa 2 — the primary arterial connecting to the full Dubai network
Al Ain Road (E66): Accessible within minutes from the community
Global Village: Approximately 10 minutes by car
IMG Worlds of Adventure: Approximately 10 minutes by car
Dubai Safari Park: Approximately 10 minutes by car
Mirdif City Centre: Approximately 15 minutes by car
Dubai Creek Harbour: Approximately 20 minutes by car
Dubai Hills Mall: Approximately 20 minutes by car
Downtown Dubai and Burj Khalifa: Approximately 25 minutes by car
Dubai International Airport: Approximately 25 minutes by car
DIFC and Business Bay: Approximately 25 minutes by car
Mall of the Emirates: Approximately 25 minutes by car

Why This Sobha Reserve Villa Is Exceptional

AED 1,550,000 below seller’s all-in original cost (OP + DLD): The seller paid AED 12,300,000 including DLD — the asking price of AED 10,750,000 is AED 1,550,000 below that total. Even accounting for the buyer’s own DLD of approximately AED 430,000, total buyer cost of approximately AED 11,180,000 remains AED 1,120,000 below the seller’s original all-in cost. This is a genuinely below-cost entry into a Sobha Reserve Type C villa
The only Type C corner single-row lagoon view villa in the secondary market: No other unit in Sobha Reserve currently combines all three of these premium attributes — corner plot, single-row positioning, and lagoon view — in a 6-bedroom Type C configuration. This is a structural rarity that will not recur; once this opportunity is taken, the next buyer of this specific configuration will pay a market rate that reflects the full appreciation from now to that future date
6,985 sq.ft BUA at AED 1,539/sq.ft — structurally below market for Sobha lagoon view villas: The implied price per square foot is materially below what comparable Sobha Reserve lagoon view inventory is currently transacting at in the secondary market — a structural value gap that will compress rapidly as handover approaches and post-handover demand accelerates
Handover Q3 2026 — months away: This is among the most time-efficient secondary market entries available in Sobha Reserve — the buyer is within a quarter or two of full delivery, minimising remaining construction risk and maximising the speed of transition to a completed, occupied, or income-generating asset
Sobha quality — Dubai’s most consistent luxury villa developer: Sobha’s backward-integrated construction model ensures a finish consistency and material quality standard that is unmatched in Dubai’s developer villa market. A Sobha villa at handover is what the floor plan and specification promised — no surprises, no shortfalls, no finish variations from unit to unit
Corner plot practical premium: The corner position delivers a larger garden footprint, more natural light from two sides, no side-neighbour boundary on two exposures, and a more architecturally open residential experience — practical and commercial attributes that translate directly into higher rental performance and resale premium
Freehold ownership: Open to all nationalities with full Dubai Land Department title deed on handover

Frequently Asked Questions (FAQs)

What is the asking price and how does it compare to the seller’s original cost?

The asking price is AED 10,750,000. The seller’s original purchase price including Dubai Land Department fees was AED 12,300,000 — this listing is AED 1,550,000 (approximately 12.6%) below that all-in original cost. The buyer will also pay their own DLD fee on the secondary transfer of typically 4% (approximately AED 430,000), bringing total buyer cost to approximately AED 11,180,000 — still AED 1,120,000 below the seller’s original all-in cost. This is a genuine below-total-cost entry into one of Sobha Reserve’s most premium villa configurations.

What makes this unit genuinely one of a kind in Sobha Reserve?

This villa combines three distinct premium positional attributes that individually command market premiums in Sobha Reserve: a corner plot (expanded outdoor space on two sides, more privacy, more light); a single-row position (no villa directly behind — the rear faces the lagoon rather than a neighbour’s boundary); and a direct lagoon view (the central masterplan amenity that defines the highest-value tier of villa position in Sobha Reserve). No other Type C 6-bedroom villa currently available in Sobha Reserve’s secondary market combines all three of these attributes simultaneously. This is not a marketing claim — it is a verifiable positional fact based on current secondary market inventory.

What does single-row and corner mean practically?

Single row means the villa occupies the last row of houses before the lagoon — there are no other villas behind it on its rear boundary. Instead of looking at another villa’s rear elevation, the back of this villa faces directly towards the lagoon. This creates privacy, eliminates overlooking from behind, and establishes the visual connection to the water that defines the single-row premium in any lagoon masterplan. Corner means the villa is situated at the end of a row, with open space on two sides rather than neighbours on both sides. The combined effect of corner plus single row is the maximum possible garden space, privacy, and openness available for any villa of this type in the masterplan.

Who is Sobha Realty and what sets them apart?

Sobha Realty is one of Dubai’s most respected and quality-consistent luxury villa developers — a company distinguished by its backward-integrated construction model. Unlike most Dubai developers who rely on third-party contractors for construction and finishing, Sobha owns its own manufacturing, construction, and finishing capabilities — controlling the entire production chain from raw material to final handover. This means Sobha villas are built to a tighter specification tolerance and higher finish consistency than the vast majority of comparable products in the market. The company’s track record includes Sobha Hartland, Sobha Seahaven, and Sobha Creek Vistas — all consistently rated among the highest-quality finished products in their respective sub-markets.

What is the BUA and plot size and how does it compare to the market?

The villa has a built-up area of 6,985 sq.ft (approximately 649 m²) on a plot of 5,425 sq.ft (approximately 504 m²). At 6,985 sq.ft BUA for a 6-bedroom villa, this is a residence of mansion scale — significantly above the Dubai average for this bedroom configuration. The corner plot expands the outdoor envelope beyond the standard Type C allocation. At an asking price of AED 10,750,000, the implied AED 1,539 per sq.ft of BUA is materially below current secondary market comparables for Sobha Reserve lagoon view villas, representing a structural value gap that will narrow as the handover approaches and the post-delivery market absorbs this inventory type.

When is the handover and what happens at that point?

Handover for Sobha Reserve Phase 3 is expected in Q3 2026 — this year. At handover, the buyer pays the final instalment if any remains, and the Dubai Land Department title deed is issued. The villa transitions from an off-plan SPA position to a fully titled freehold property in the buyer’s name. The Sobha community management activates post-handover operations from this point. Q3 2026 means the buyer is within months of full delivery — among the shortest remaining waiting periods available in any Sobha Reserve secondary market transaction today.

Is Sobha Reserve freehold and available to all nationalities?

Yes. Sobha Reserve in Wadi Al Safa 2, Dubailand is located within a designated freehold zone in Dubai. The villa can be fully owned by all nationalities, including non-UAE residents and international investors. A full Dubai Land Department title deed is issued upon handover completion in Q3 2026.

What amenities does Sobha Reserve offer?

Sobha Reserve is masterplanned around a central crystal lagoon visible from this single-row villa position, with community swimming pools, cycling and jogging tracks, a community clubhouse and residents’ lounge, a fully equipped fitness centre, children’s play areas, multi-sport courts, landscaped parks and green open spaces, 24-hour gated security, and Sobha’s post-handover community management programme. Full confirmed amenity details are available via the Sobha Reserve project brochure on request.

What are the total transaction costs?

The asking price is AED 10,750,000. The buyer’s additional costs include: DLD transfer fee typically 4% (approximately AED 430,000); Sobha NOC and admin charges; trustee and conveyancing fees; agent commissions if applicable; and annual community service charges. The buyer also assumes any remaining Sobha payment plan instalments. Total buyer cost including DLD would be approximately AED 11,180,000 — AED 1,120,000 below the seller’s original all-in cost of AED 12,300,000. All costs should be independently verified before proceeding. Full breakdown available on request.

What is the investment case for this villa?

Five compounding investment drivers define this opportunity: a below-seller-all-in-cost entry saving AED 1,550,000 against OP+DLD, and a total buyer cost approximately AED 1,120,000 below the seller’s cost even after paying own DLD; the structural rarity premium of the only Type C corner single-row lagoon view villa in Sobha Reserve’s current secondary market — rarity that will compound in resale value as the development delivers and the community matures; Sobha’s quality premium that maintains long-term asset values above comparable non-Sobha villa product; a Q3 2026 handover that is now only months away, limiting remaining risk and accelerating the income or occupation timeline; and the Dubai villa market’s continued structural demand growth from family buyers and high-net-worth investors seeking premium managed communities in Dubai’s expanding villa corridor.

How do I receive the floor plan and arrange a viewing?

The full architectural floor plan, Sobha Type C specification document, site plan showing the corner single-row lagoon view plot position, Sobha Reserve project brochure, remaining payment schedule, and all transaction documentation are available on request. Please contact us immediately via the enquiry form or WhatsApp. The only Type C corner single-row lagoon view villa in Sobha Reserve’s secondary market at AED 1,550,000 below the seller’s all-in original cost will attract the most serious Sobha and Dubai villa buyer interest and will not remain available for long.

Distress Deal | 1BR Apartment in Crest Grande Tower B at Sobha Hartland | AED 40K below OP - Location

Location