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Starting from
AED 6,11,46,260
Every report is signed by Javier Sanz for Oliva DB Properties CO. L.L.C. S.O.C., RERA BRN 1573501.
Underwriting Report: free. Built from DLD and Ejari records, ending in a verdict that can say do not buy. Delivered instantly, on screen and by email.
Project facts
One card per unit type, with the entry price and average size recorded for this project. The verdict and the fair-value gap are in the underwriting report.
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.
How the developer takes the money, and which slice of it a UAE bank will lend against.
Three phases. Phases 1 and 2 are paid directly to the developer; only the final phase (Upon Handover) is what a UAE bank will mortgage.
Amounts shown for the 6 Bedrooms tier at the project's starting price (AED 6,11,46,260), in your selected currency.
Pay the developer in stages as construction progresses. No interest. Milestones are set by the developer.
Absolute amounts computed from the starting price for this bedroom tier, converted to your selected currency at live FX rates.
What the purchase costs on top of the price, and what the monthly payment looks like if you finance it.
The price is not what you pay. Dubai adds statutory transfer and registration fees on top, and the bank adds its own if you finance. The figures below start from the AED 61,146,260 entry price at Hartland II Villas and show every line you settle at transfer.
AED 18,343,878 · 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 as you change the numbers above
| Item | Charged by | How it is worked out | Amount |
|---|---|---|---|
| Entry priceCharged by Developer · Starting from, smallest unit | Developer | Starting from, smallest unit | AED 61,146,260 |
| DLD transfer feeCharged by Government · 4% of the price | Government | 4% of the price | AED 2,445,850 |
| DLD admin feeCharged by Government · Fixed, apartments and offices | Government | Fixed, apartments and offices | AED 580 |
| Title deed issuanceCharged by Government · Fixed | Government | Fixed | AED 250 |
| Registration trustee office feeCharged by Government · AED 4,000 plus 5% VAT | 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 | 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 | Developer | AED 2,000 plus 5% VAT | AED 2,100 |
| Mortgage registrationCharged by Government · 0.25% of the loan plus AED 290 | Government | 0.25% of the loan plus AED 290 | AED 107,296 |
| Bank arrangement feeIndicativeCharged by Bank · 1% of the loan plus 5% VAT | Bank | 1% of the loan plus 5% VAT | AED 449,425 |
| Property valuationIndicativeCharged by Bank · AED 3,000 plus 5% VAT | Bank | AED 3,000 plus 5% VAT | AED 3,150 |
| Fees and charges4.93% of the price | 4.93% of the price | AED 3,012,851 | |
| Down paymentCharged by Developer · 30% of the price | Developer | 30% of the price | AED 18,343,878 |
| Total cost to buyEntry price plus all fees, however you pay | Entry price plus all fees, however you pay | AED 64,159,111 | |
| Cash you need at transferDown payment plus all fees | Down payment plus all fees | AED 21,356,729 |
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.
AED 42,802,382 over 25 years at 4.99%, repaid monthly on a standard amortising loan.
This is the instalment on the loan only. It does not include the annual service charge, building insurance, life cover or DEWA. Banks size your borrowing so that total monthly debt stays inside 50% of your income, and they require the property to value at or above the price you agreed.
All of this is arithmetic on the asking price. It tells you what the purchase costs, not whether AED 61,146,260 is the right price to pay for Hartland II Villas. That question needs comparable transactions, the rents comparable units achieve and the supply landing around it, and it is what the underwriting report answers.
What is being built, how it is specified, and how the developer takes payment.
Envisioned as an urban community in the heart of a forest sanctuary with dedicated green spaces and open areas, this community of approximately 8 million sq.ft. encloses private gated communities and large lagoons to provide you with a sense of peace and tranquility. Sobha Hartland II is a premium sanctuary that is built around weaving natural spaces into everyday living. With over 1 million sq.ft. of dedicated green area consisting of masterfully landscaped open spaces, tree-lined walkways, and linear parks, it is a residential community that will merge nature with your home. With two blue lagoons for apartments and villas, life here is about an unrushed connection with the driving force of nature. Walk along the boardwalk, engage in beach activities, or simply sit and allow the gentle whispers of the calm waters to serenade you at night. Walk along the streets adorned with bouldering walls and tree-lined walkways in grand forest landscapes and seasonal gardens. Take time out to peek at a dense panorama of the park accessible from every villa.
Confirm accepted methods with your advisor before booking. Crypto and credit card availability varies by developer.
Who is building this, and what they have delivered in Dubai so far.
Sobha is the developer behind Hartland II Villas, founded in 1976, publicly listed and traded as SOBHA.NS. Dubai Land Department records show 1 delivered project, 92 homes handed over and 29 more in development.
sobha.cloudOpens in a new tabSobha is an international luxury real estate developer committed to redefining the art of living by building sustainable communities. Founded in 1976 by PNC Menon, a legendary innovator in the real estate industry, as an interior design business in Oman, we have established our presence all over the world with developments and investments in UAE, Oman, Bahrain, Brunei and India.
Counts come from the Dubai Land Department project register.
We measure every registered handover date against the date the project was actually completed. Those three figures are the ones that decide whether a payment plan is a schedule or a hope, and they are in the underwriting report.
Share of completed projects handed over on or before the registered target date.
Average days between the registered handover target and the actual handover, across delivered projects.
Share of launched projects cancelled or struck off the register before completion.
Listed developers publish audited accounts, so their funding position is checkable before you commit to a payment plan.
The last 6 projects this developer brought to market.
Project and unit counts come from the Dubai Land Department register. Company facts checked against sobharealty.com on 17 April 2026. Delivery performance is analysed in the Oliva Underwriting Report.
Where this project sits, what surrounds it, and how long it takes to reach the places your tenant cares about.
Walking and driving distances from Sobha Hartland 2, sourced from Google Places and refreshed by our area survey. Nearest six per category, three shown.
No Dubai Metro station is mapped within our survey radius for this community.
Everything above is a fact about this project. None of it tells you whether it is worth buying. Five questions decide that, and none of them can be answered from a project page:
The verdict on this specific project at this specific entry price.
What actually reaches your account once the service charge, agency and voids are paid.
What comparable stock is transacting at, and how far this entry price sits from it.
What you get out at three, five and ten years, and what has to be true for that.
How many competing units hand over into the same rental market in the same window.
These figures are part of the Oliva Underwriting Report, which is free on request, and are not shown on this page.
The verdict on this project is ready
Every report is signed by Javier Sanz for Oliva DB Properties CO. L.L.C. S.O.C., RERA BRN 1573501.
Free. Built from DLD and Ejari records, ending in a verdict that can say do not buy. Delivered instantly, on screen and by email. No calls unless you ask.
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.
Free. Built from DLD and Ejari records, and the verdict can say do not buy. Delivered instantly, on screen and by email. No calls unless you ask.
Compare investment fundamentals across similar off-plan projects in the same area.
About this project
Hartland II Villas is developed by Sobha. Review their track record, delivered project count and Oliva developer score before signing a Sale and Purchase Agreement.
Hartland II Villas is located in Sobha Hartland 2, 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 Hartland II Villas against the surrounding cluster.
The published payment plan for Hartland II Villas is 20% On booking, 40% After Booking, 40% Upon Handover. 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.
Hartland II Villas is scheduled for handover in 2026 based on the developer's filing with the Real Estate Regulatory Agency. Off-plan handover dates in Dubai can move; the figure above updates whenever the developer revises the delivery date with RERA.
Hartland II Villas 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.
