Forest Villas Sobha Hartland Dubai

Forest Villas is the 103-villa standalone-house cluster inside Sobha Hartland, Sobha Realty's 8 million sq ft community in Mohammed Bin Rashid City, about 3 km from Burj Khalifa. These are not townhouses and not apartments: four-bedroom houses of 6,224 to 6,954 sq ft and five-bedroom houses of 8,409 to 9,677 sq ft, set in a planted woodland strip that gives the cluster its name. Completion was on record for October 2023 and the villas are now marketed as ready, so the live market is resale: Bayut's asking range is AED 18.9 M to AED 25.7 M (about Rs 48.67 crore to Rs 66.18 crore).

Two numbers need reading together. The starting price still quoted by the off-plan aggregators is AED 11.53 M; the lowest live resale ask on Bayut is AED 18.9 M — a gap of about 64% between a launch figure and the secondary market. Bayut's average ask for the cluster is AED 21,215,206, while one Bayut page gives an average sale price of AED 15,066,667. Asking and transacted are different things, and only the DLD record for a specific plot settles which applies to yours.

At a glance

Price and unit pricing

A resale market with a wide spread: 103 houses across two sizes and many plot positions do not price alike.

The bigger house costs more in total and less per sq ft. A four-bedroom at AED 18.9 M works out near AED 3,040 per sq ft; a five-bedroom at the top of the range is nearer AED 2,656. If you are buying floor area, the five-bedroom is the better rate.

None of these figures settles the question on its own. Asking prices are what sellers want, AED 15,066,667 is a transacted average on one page, and AED 11.53 M is a pre-delivery launch price. Pull the DLD transaction history for the specific plot and its neighbours — in a 103-house cluster that is a small, readable dataset.

Payment plan and total cost

A resale here is paid in full at transfer, or part-funded by a UAE mortgage. One aggregator still advertises a four-year post-handover plan, which could only apply to unsold developer stock — treat it as unconfirmed until Sobha's own sales office puts it in writing. Worked on a purchase at the AED 18.9 M floor:

The service-charge line deserves care rather than arithmetic. Hartland's published rate of AED 17 to 18 per sq ft is quoted for apartment buildings; scaled onto a 6,224 sq ft villa it would read over AED 100,000 a year, and Dubai villa charges are normally levied on a different basis. Get the villa schedule from Sobha or a current owner's invoice; do not budget off the apartment figure.

Location and connectivity

Sobha Hartland occupies 8 million sq ft of Mohammed Bin Rashid City, between Al Ain Road (E66) and Ras Al Khor Road (E44), 3 km from Burj Khalifa: about 12 minutes to Downtown Dubai and 18 minutes to Dubai International Airport. Two schools sit inside the community — North London Collegiate School and Hartland International School — the strongest argument for a 6,224 sq ft family house here rather than in a villa district 30 minutes out.

The area is green and low-rise at the villa end, and still a working site at the edges, since Sobha keeps building in Hartland and Hartland 2. The Ras Al Khor Wildlife Sanctuary is the northern boundary, Sobha has announced a AED 210 million mall for the community, and there is no metro station inside Hartland. For the other Hartland pages we track, see Hartland Estates Villas and the apartments at Sobha Hartland Greens, plus all Dubai projects we track and the projects list.

Amenities and specifications

Forest Villas are standalone houses — private plot, private garden, and the planted woodland the cluster is named for between the rows. That is a different product from Hartland's townhouses and its apartment buildings, and the reason the rate per sq ft sits where it does.

Community facilities quoted for Sobha Hartland include parks and open spaces, swimming pools, a cricket pitch, tennis courts, a yoga studio, walkways, schools, shops and restaurants. Sobha does its own joinery, fit-out and facility management in house rather than subcontracting, which is the group's stated reason for its finish quality. Not published for this cluster: plot sizes by villa type, the parking count per house, the appliance schedule and the villa service-charge rate — all answerable from the title-deed pack and a current owner's invoices.

About the developer

Sobha Realty is the master developer of Sobha Hartland: it built the community, it built these houses, and it is still building in Hartland and Hartland 2. By 2026 it had completed more than 30 Dubai projects across MBR City, Business Bay, Umm Suqeim and other freehold districts, and reported AED 30 billion of sales in 2025, up 30% year on year. Its 2026 programme is the largest in its history: 6,819 homes across five projects worth about AED 21.6 billion — more than all its previous deliveries combined.

The operating model is what buyers are really paying for. Sobha runs backward integration: in-house construction, joinery, interior finishing and facility management instead of third-party contractors, which is the mechanism behind its delivery record and its finish. It is also an Indian-founded group and still runs a large housebuilding business in India — worth knowing if you are an Indian buyer who recognises the name, though Dubai's rules and not India's govern everything on this page.

The caution for a resale buyer: the same developer keeps adding stock next door. That is good for the roads and the parks, and it also competes with you for the next tenant and the next buyer.

For Indian buyers

Sobha Hartland is freehold, so an Indian buyer holds the title deed in their own name, with no local partner and no residency requirement. At AED 18.9 M the purchase clears the AED 2 M Golden Visa threshold nearly ten times over, for the buyer and immediate family.

The remittance maths is the real constraint. AED 18.9 M is about USD 5.15 million at the dirham's peg of AED 3.6725 to the dollar, against an LRS allowance of USD 250,000 per person per financial year — roughly 21 allowances. In practice the money comes from capital already held outside India, a UAE mortgage (banks lend non-residents roughly half the price), or dirham income. If your capital is entirely in India, this price is a multi-year exercise.

The UAE charges no annual property tax, and a residential resale does not attract VAT — your costs are the 4% DLD transfer fee and the annual service charge, which for a villa of this size is a material number you must get in writing. An Indian tax resident declares the rent and any gain on sale in India, with treaty relief for anything taxed in both places.

On yield, be realistic. A four-bedroom Forest Villa rents from about AED 900,000 a year; five-bedroom villas in Sobha Hartland average AED 1,359,783 asking, in a band of AED 1.18 M to 1.55 M, up about 6% over six months. Against an AED 18.9 M purchase, AED 900,000 is about 4.8% gross — below the 6% to 7% the community's apartments produce, which is what big villas do. On exit, a 103-house cluster next to two schools has a small but genuine buyer pool, and the wide asking spread means pricing matters more than usual.

Pros

• Delivered standalone houses of 6,224 to 9,677 sq ft, 3 km from Burj Khalifa
• Only 103 villas, inside a planted woodland strip rather than a grid of townhouses
• North London Collegiate School and Hartland International School sit inside the community
• Ready and title-deeded: no construction risk, occupation from the day of transfer
• Sobha is the master developer and still invests here, with 6,819 homes due for handover in its 2026 programme
• The five-bedroom at about AED 2,656 per sq ft is a lower rate than the four-bedroom entry
• Well clear of the AED 2 M Golden Visa threshold

Cons

• The AED 18.9 M live floor is about 64% above the AED 11.53 M launch figure aggregators still quote
• Asking prices spread from AED 18.9 M to 25.7 M against a recorded sale average of AED 15,066,667
• About 4.8% gross on a AED 900,000 rent, below the community's 6% to 7% apartment yields
• No source publishes the villa service charge; the AED 17 to 18 per sq ft figure is for apartments
• At about USD 5.15 million the price is roughly 21 LRS allowances
• Sobha keeps building in Hartland and Hartland 2, adding competing stock next door
• No metro inside Hartland, and no source prints the DLD project number

Who this is for

• Families wanting a 6,000 sq ft-plus house with two international schools inside the community
• Buyers who want a delivered villa with a title deed today
• NRI buyers whose capital is already outside India, or who will use a UAE mortgage
• Buyers who value Sobha's in-house finish and will pay for a 103-house address

Who should look elsewhere

• Yield investors — the apartments next door beat 4.8% gross comfortably
• Anyone funding the purchase from India in a single financial year
• Buyers who need a staged developer plan rather than cash
• Anyone who will not get the villa service charge and the plot's DLD history before offering

Our verdict

Forest Villas does what almost nothing else this close to Downtown does: a standalone 6,224 sq ft-plus house, finished, with two international schools a walk away. The price is the argument. AED 18.9 M is about AED 3,040 per sq ft on the four-bedroom, the five-bedroom is a better rate at about AED 2,656, and the spread between asks and the recorded-sale average is wide enough that the negotiation is the deal. Treat 4.8% gross as incidental, get the villa service charge in writing, and pull the plot's DLD history before you offer.

Run this project's numbers yourself. The calculator opens on the price and unit size above; change the currency, the rent or the mortgage and it recalculates the fees, the cash you need on day one and the net rent.

FAQs

What is the price of Forest Villas?

Bayut's live asking range for the cluster is AED 18.9 M to AED 25.7 M (about Rs 48.67 crore to Rs 66.18 crore), with an average ask of AED 21,215,206. Aggregators still quote a launch starting price of AED 11.53 M, and one Bayut page gives an average recorded sale of AED 15,066,667. Asking, launch and transacted are three different numbers — ask for the DLD history on the plot you are buying.

How big are the villas, and how many are there?

103 standalone villas: four-bedroom houses 6,224 to 6,954 sq ft, five-bedroom houses 8,409 to 9,677 sq ft. Plot sizes by type are not published by the sources checked.

What is the payment plan for Forest Villas?

A resale is paid in full at transfer, or part-funded by a UAE mortgage. One aggregator advertises a four-year post-handover plan, which could only apply to unsold developer stock — confirm it with Sobha. Add the 4% DLD transfer fee (AED 756,000 on AED 18.9 M) plus trustee, title-deed and agency charges: roughly 6% to 7% over the price.

When was the handover?

Completion was on record for October 2023 and the villas are marketed as ready, with resale listings live on the portals. None of the sources we checked reproduces a completion notice, so ask for the title deed and the Building Completion Certificate date on the specific house.

Is it registered with the Dubai Land Department?

Yes — a Sobha Realty project inside Sobha Hartland, and delivered houses carry title deeds. None of the sources we checked prints the project number, so check the property and any registered mortgage on the Dubai REST app before paying a deposit.

What is the service charge at Forest Villas?

Not published for the villas. Sobha Hartland's quoted community rate is AED 17 to 18 per sq ft a year, but that figure is quoted against apartment stock and scaling it onto a 6,224 sq ft house would overstate it. Dubai villa charges are usually levied on a different basis — get the villa schedule from Sobha or a current owner's invoice.

What rent and yield can I expect at Forest Villas?

A four-bedroom rents from about AED 900,000 a year; five-bedroom villas in Sobha Hartland average AED 1,359,783 asking, in a band of AED 1.18 M to 1.55 M. Against an AED 18.9 M purchase that is roughly 4.8% gross — below the 6% to 7% the community's apartments show.

Does Forest Villas qualify for a Golden Visa, and how does the money move from India?

At AED 18.9 M it clears the AED 2 M threshold for the 10-year Golden Visa comfortably. The price is about USD 5.15 million against an LRS allowance of USD 250,000 per person per financial year — roughly 21 allowances — so funding usually comes from capital already outside India, a UAE mortgage, or dirham income. The UAE charges no annual property tax and a residential resale does not attract VAT; an Indian tax resident declares the rent and any gain in India.

Who is Sobha Realty?

The master developer of Sobha Hartland: more than 30 completed Dubai projects by 2026, AED 30 billion of sales reported in 2025, and 6,819 homes across five projects due for handover in 2026 worth about AED 21.6 billion. It builds through in-house construction, joinery, interiors and facility-management teams, and it is an Indian-founded group with a large housebuilding business in India too.

For available houses, the villa service charge and a viewing plan, talk to Realty Hunting.

Compare with other Dubai projects

Also in Sobha Hartland: Sobha Hartland Quad Homes (from AED 8 M, ready), Hartland Estates Villas (from AED 7.7 M, ready), Waves Grande (from AED 1.73 M, ready) and Sobha Hartland Waves (from AED 1.3 M, ready).

More by Sobha: S Tower (from AED 15.03 M, ready), Sobha Elwood (from AED 9.93 M, handover 2027) and Sobha Reserve (from AED 7.68 M, handover 2026).

A similar budget elsewhere in Dubai: Signature Mansions (from AED 18.5 M, off-plan), Utopia (from AED 18,087,000, handover 2026) and Palm Hills Villas (from AED 17 M, ready).

Read next: Dubai Rental Yields by Area, Gross and Net · Resale Property in Dubai: Costs, Checks and When It Beats Off-Plan · Villas and Townhouses for Sale in Dubai: Prices and Returns. Every Dubai project we track is listed on the Dubai section.