Buyers ask what a villa costs. The sharper question is what it costs on the day you sign. The answer is the booking payment under Emaar's plan plus the 4% Dubai Land Department fee, and it varies more between clusters than the headline prices suggest.
The figures below are worked examples. Each takes the median registered sale price in a cluster between 3 August and 2 October 2026 and applies the payment plan Emaar states for that cluster. They are not quotes. Other registration and administration charges apply, and I confirm those for the specific villa.
The worked examples, cluster by cluster
9 clusters registered a sale in the window, 25 sales in all. Where a cluster had one sale, the median is that sale, and the table says so. Palmiera 2 is shown without a plan because this site states Emaar's plan for Palmiera phase one only.
| Cluster | Emaar's plan | Median registered price | Booking payment | Land Department fee | Day-one total | Sales in window |
|---|---|---|---|---|---|---|
| Palmiera | 85/15, 10% on booking | AED 10,700,000 | AED 1,070,000 | AED 428,000 | AED 1,498,000 | 5 |
| Palmiera 2 | not stated on this site | AED 9,700,000 | n/a | n/a | n/a | 1 (single sale) |
| Palmiera Collective | 80/20, 10% on booking | AED 16,935,782 | AED 1,693,578 | AED 677,431 | AED 2,371,009 | 4 |
| Mirage | 90/10, nine 10% instalments | AED 17,296,888 | AED 1,729,689 | AED 691,876 | AED 2,421,564 | 1 (single sale) |
| Address Villas Tierra | 80/20, 10% on booking | AED 13,500,000 | AED 1,350,000 | AED 540,000 | AED 1,890,000 | 3 (1 registered as land, excluded) |
| Palace Villas Ostra | 80/20, 10% on booking | AED 14,435,444 | AED 1,443,544 | AED 577,418 | AED 2,020,962 | 4 |
| Marèva | 80/20, 10% on booking | AED 14,829,888 | AED 1,482,989 | AED 593,196 | AED 2,076,184 | 3 |
| Marèva 2 | 80/20, 10% on booking | AED 17,751,888 | AED 1,775,189 | AED 710,076 | AED 2,485,264 | 2 |
| Lavita | 80/20, 20% on booking | AED 62,968,320 | AED 12,593,664 | AED 2,518,733 | AED 15,112,397 | 2 |
The plan matters as much as the price. Mirage sits on 90/10, so the final payment is 10% and more of the money lands during construction. Lavita asks for 20% on booking, double the other clusters, which is why its day-one figure runs so far ahead of its share of the price.
Why Lavita stands apart
Lavita's 20% booking payment turns a large price into a very large first cheque. On the median registered sale of AED 62,968,320 the booking payment alone is AED 12,593,664, before a Land Department fee of AED 2,518,733.
Two Lavita sales registered in the window, one by Emaar and one resale, so treat that median as the midpoint between two homes rather than a level. The rate per square foot moved between AED 2,037 and AED 2,336 across the two.
What the day-one total leaves out
- Other registration and administration charges. The 4% Land Department fee is the largest of them, not the only one. I confirm the rest for the specific villa.
- Agency commission on a resale. A purchase from Emaar and a resale do not carry the same costs.
- The instalments between booking and handover. The day-one figure is the start of the cash timeline, not the whole of it.
- Snagging, furniture and landscaping after handover.
The payment plan calculator on this site lays out the instalments for any price you enter. The structures themselves are set out in my earlier note on what the payment plans mean.
A purchase from Emaar or a resale
The worked examples assume a purchase from Emaar. A resale works differently: you take over a plan that is already part paid, and the day-one figure depends on the seller's position and the price you agree. Ask before you assume the table applies to a resale.
In this window 15 of the 25 registered sales were resales and 10 were Emaar's. The gap between the two sets of prices is the subject of my note on buying below original price.
How I would use this table
Pick the cluster you are weighing and read its day-one total against the cash you have free now, not the cash you expect later. Then open the calculator and run your own price, because the median is a reference point and your villa will not be the median.
Every price here is a sale registered with the Dubai Land Department, published on my sold prices page with the date and whether Emaar or an owner sold. Payment plans and handover dates are Emaar's stated terms as published on this site. They can change, and I confirm the current terms for a specific villa before anyone relies on them.
If you want this worked for a specific villa rather than a median, send me the cluster and the unit and I will set the cash timeline out for you.
Questions buyers ask
Does the booking payment include the Dubai Land Department fee?
No. The booking payment is Emaar's first instalment, 10% in most clusters and 20% at Lavita. The 4% Land Department fee is paid separately, so the day-one total is the two together.
Why does Lavita ask for more on booking?
Emaar sets 20% on booking for Lavita where the other clusters ask for 10%. On the median registered sale in this window the booking payment alone was AED 12,593,664, a worked example rather than a quote.
Are these figures what I will actually pay?
No. They are worked examples on median registered prices. Your price, the exact plan terms at the time and the other registration charges set the real figure. I confirm those for the specific villa.
Which cluster needs the least cash on day one?
On the medians in this window, Palmiera at AED 1,498,000, on the 85/15 plan with 10% on booking. Address Villas Tierra follows at AED 1,890,000. Both figures rest on resale prices, and the worked examples assume a purchase from Emaar.
Where these figures come from
- Registered sale prices and seller type for 25 sales, 3 August to 2 October 2026 (Dubai Land Department register, as published on The Oasis Agent sold prices page, 2 October 2026)
- Payment plan structures, booking percentages and target handover dates (Emaar's stated terms as published on The Oasis Agent home page and payment plan calculator, 2 October 2026)
- 4% Dubai Land Department fee (The Oasis Agent payment plan calculator, 2 October 2026)
If you want the figures for a specific villa, send me the cluster and the unit and I will set them out for you.