Off-plan villas: AED 7,807,400 median

Records count unit rows, projects count schemes, and one scheme can publish more than one type. The type label is the developer's own, so a serviced tower and a plain tower both file as apartments.

Every emirate publishing at least one villa record, largest book first. A thin book moves on very little, so read the record count before the median.

43% of the villas in the book sit on the 5 BR rung, which is what the headline median is really describing. Rungs with fewer than 20 priced records inside this type are dropped. The same rungs across every type are compared in the property type note. How this product sits against the addresses that sell it: the community median is priced for the flat next door.

2028 is the heaviest year for villas, carrying 31% of the 374 projects that publish a completion date between 2026 and 2030. Plan shares keep only published instalment tables whose steps sum to between 90% and 110%. Handover dates are the developer's own target and are frequently revised.

26 communities publish at least 25 priced villa records. On price per sqft rather than ticket, the range runs from AED 660 in Al Helio to AED 5,060 in Al Marjan Island, a 7.7x spread on the same type.

Each of these reads villas inside one community: the distribution, which schemes still sell them, what the same address charges for a different product, and how it compares with its peers. A community appears only where villas are a real slice of its book rather than the whole of it.

Largest published book on this type first, capped at 20. A developer selling one large scheme can outrank a developer with a dozen small ones, because this counts unit records rather than projects.