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Starting from
AED 59,000,000
Buy, negotiate, or walk away?
Get the verdict on this exact unit, at this exact price.
See sample reportProject facts
Entry price and average size per unit type.
Per-unit scoring coming nightly
Our scoring engine refreshes overnight. Once unit-type rows publish for this project, each unit will appear here with its own breakdown.
What you pay when, and the slice a bank will finance.
Amounts shown for the 6 Bedrooms tier at the project's starting price (AED 59,000,000), in your selected currency.
What buying costs on top of the price.
AED 17,700,000 · minimum 30% for your status
Indicative. Fixed-period offers and EIBOR-linked variable rates differ by bank.
25 years is the UAE maximum. Age limits at maturity can shorten it.
LTV caps. UAE Central Bank rules let a resident expatriate borrow up to 80% on a first property at or below AED 5m, and up to 70% above that. A second property drops to 65%. Financing taken before completion is capped at 50% whatever your status. These figures assume you mortgage at or after handover, once the unit is a completed registered property.
Updates live
| ItemCharged by · How it is worked out | Amount |
|---|---|
| Entry priceCharged by Developer · Starting from, smallest unit | AED 59,000,000 |
| DLD transfer feeCharged by Government · 4% of the price | AED 2,360,000 |
| DLD admin feeCharged by Government · Fixed, apartments and offices | AED 580 |
| Title deed issuanceCharged by Government · Fixed | AED 250 |
| Registration trustee office feeCharged by Government · AED 4,000 plus 5% VAT | AED 4,200 |
| Agency feeCharged by Oliva · Off-plan, the developer pays our commission and you pay Oliva no agency fee | AED 0 |
| Developer NOCIndicativeCharged by Developer · AED 2,000 plus 5% VAT | AED 2,100 |
| Mortgage registrationCharged by Government · 0.25% of the loan plus AED 290 | AED 103,540 |
| Bank arrangement feeIndicativeCharged by Bank · 1% of the loan plus 5% VAT | AED 433,650 |
| Property valuationIndicativeCharged by Bank · AED 3,000 plus 5% VAT | AED 3,150 |
| Fees and charges4.93% of the price | AED 2,907,470 |
| Down paymentCharged by Developer · 30% of the price | AED 17,700,000 |
| Total cost to buyEntry price plus all fees, however you pay | AED 61,907,470 |
| Cash you need at transferDown payment plus all fees | AED 20,607,470 |
On off-plan purchases the developer pays Oliva a commission and you pay Oliva no agency fee. On ready and secondary-market purchases where Oliva acts for the buyer, the client pays Oliva 2% of the purchase price plus 5% UAE VAT at transfer, less any buyer-representation retainer already paid, which is credited in full. The Underwriting Report is free.
Since February 2025 you cannot borrow the fees. UAE banks no longer roll the 4% DLD transfer fee into the mortgage. It is settled in cash at transfer, which is why the number above is larger than the down payment alone.
VAT at 5% applies to the services in this table, meaning agency, trustee, bank and NOC. It does not apply to the residential price itself.
Lines marked indicative vary by bank, developer and deal. The NOC is set by the developer and on a resale it is often paid by the seller. Government lines are published tariffs. Buying off-plan directly from a developer registers as an Oqood rather than a title deed, and some developers absorb or defer the DLD fee as an incentive.
The building, its specification, and how you can pay.
Kaia Villa Terra Collection is an exclusive residence by Atara Development, located on the serene Pearl Jumeirah Island. This luxurious villa embodies modern design and architectural elegance, offering privacy, comfort, and breathtaking views of the Arabian Gulf. Its architecture blends clean lines, soft shapes, and natural materials, creating perfect harmony between indoor spaces and the surrounding coastal landscape.
Confirm accepted methods with your advisor before booking. Crypto and credit card availability varies by developer.
The developer and their Dubai delivery record.
Atara Real Estate Development is the developer behind Kaia Villa. Dubai Land Department records show 2 more in development.
Atara Real Estate Development is a Dubai-based luxury property developer known for creating exclusive, high-quality residential projects across the UAE. Guided by the philosophy of “Design. Detail. Distinction.”, the company focuses on crafting homes that blend timeless architecture, innovative design, and lasting value. Atara specializes in premium locations such as Dubai and Ras Al Khaimah, delivering properties that offer both lifestyle appeal and strong investment potential. Notable developments include the Kaia Villa on Pearl Jumeirah Island, a signature AED 60 million beachfront residence, and The Residences at Sheraton Al Marjan Island, developed in partnership with Marriott International - the first Sheraton-branded residences in the GCC. By combining elegant design, meticulous attention to detail, and world-class collaborations, Atara has positioned itself as a rising name in the region’s luxury real estate landscape.
The address, what surrounds it, and commute times.
Walking and driving distances from Palm Jumeirah, sourced from Google Places and refreshed by our area survey. Nearest six per category, three shown.
Five things decide it. None of them are on this page.
These figures are part of the Oliva Underwriting Report, which is free on request, and are not shown on this page.
Five questions decide whether this is worth buying. None can be answered from a project page:
The report also carries the comparable DLD transaction analysis, the Ejari rental history for this project, the developer delivery track record, and the numeric Oliva Score with its six-dimension breakdown.
24 pages, from DLD transactions and Ejari rents, signed by a RERA-licensed broker. On screen instantly and emailed to you.
Free. The verdict can say do not buy. No calls unless you ask.
About this project
Kaia Villa is developed by Atara Real Estate Development. Review their track record, delivered project count and Oliva developer score before signing a Sale and Purchase Agreement.
Kaia Villa is located in Palm Jumeirah, Dubai. The investor page tracks the area's rental yields, transaction volume and 5-year price growth pulled from Dubai Land Department records so you can benchmark Kaia Villa against the surrounding cluster.
The published payment plan for Kaia Villa is 100% On Booking. Developers occasionally file revised plans with RERA during the build, so confirm the live milestones directly on the Sale and Purchase Agreement before transferring any deposit.
Kaia Villa offers 6-bed layouts (bedroom range 6). Aggregate floor-plan and starting-price information appears in the unit-types section above; the registered DLD transaction and Ejari rent analysis for the building is part of the Oliva Underwriting Report.
Buying off-plan in Dubai
Off-plan projects in Dubai must be registered with the Dubai Land Department (DLD) and the Real Estate Regulatory Agency (RERA). Verify the project number on the DLD website before signing a Sale and Purchase Agreement, and confirm the developer holds an active escrow account for buyer payments.
Standard Dubai off-plan fees include the 4% DLD transfer fee, an Oqood (off-plan registration) fee of around AED 3,000, NOC fees from the developer (typically AED 500 to 5,000), and any agent commission agreed in the listing contract. Service charges and Mollak fees apply post-handover.
Dubai allows freehold ownership for non-resident foreign buyers in designated freehold zones, which include the majority of new off-plan launches. Title is registered in the buyer's own name at the Dubai Land Department, with no nationality restriction on resale.
Most Dubai off-plan payment plans split the price between a 10% to 20% down payment, instalments tied to construction milestones during the build (commonly 50% to 60%), and the balance on handover. Some developers offer post-handover plans that extend payments 1 to 5 years after completion.
Oliva scores every Dubai off-plan project on six dimensions: Financial Value, Market Dynamics, Location, Developer Trust, Risk, Macro Context, and Liquidity. Each dimension blends DLD transaction data, developer track record, area-level rental yields, and the project's payment plan into a single comparable score.