Villanova Amaranta Dubailand Dubai

Amaranta is one of the townhouse clusters of Villanova, the gated community Dubai Properties has built in Dubailand. It was released in four phases: Amaranta 1 launched in April 2016, Amaranta 2 and 3 followed, and Amaranta 4 launched in October 2018. The first three phases were finished and sold out by Q4 2020, and phase 4 was due in June 2021. The homes are two-storey three and four-bedroom townhouses with a maid's room, of about 1,544 to 2,806 sq ft as quoted.

The source listing prints no price. On resale, three-bedroom townhouses are asked from AED 2,649,995 (about Rs 6.82 crore) up to AED 3.5 M, and townhouses rent for about AED 135,000 to 240,000 a year. This page covers all four phases, since they are one cluster sold as one product; where a figure belongs to one phase, it says so.

At a glance

Price and unit pricing

We print AED 2,649,995 because it is the lowest three-bedroom ask on the portal that summarises Amaranta's resale listings today, and the same figure is the floor in Amaranta 2. The source listing gives no price, and Dubai Properties has nothing left to sell here, so resale is where a buyer buys. fam Properties' AED 2.5 M start is about 6% lower and may reflect older sales; its AED 3.23 M average is pulled up by four-bedrooms.

Sizes are untidy too. One page quotes 1,544 to 2,068 sq ft, another 1,700 to 2,500 sq ft with an average of 1,900 sq ft, and a four-bedroom in Amaranta 3 is listed at 2,806 sq ft. The title deed prints the size that counts. At the entry ask and a 1,900 sq ft three-bedroom, you pay about AED 1,390 per sq ft. Compare the seller's ask with the DLD's recorded sales for the same house type and phase before you pay a deposit.

Against its Dubailand neighbours

Amaranta is the finished, mid-priced option. Bianca Townhouses, Reportage's 653-home community in Wadi Al Safa 2, is cheaper at about AED 1.3 M for a smaller two-bedroom but is still being built, with handover due at the end of this year. Acres by Meraas, from Dubai Holding's sister developer, starts at about AED 5.09 M for larger villas that are also still under construction. Amaranta's case is that you can walk through the actual house and see its rent today.

Payment plan and total cost

This is a resale. You sign a sale MOU with the seller, pay a deposit (usually 10%), and pay the balance at the DLD trustee office on transfer day, in cash or with a UAE mortgage. The launch plans have run their course: phase 4 was sold on 5% on booking, 45% during construction and 50% over 48 months after handover, so a June 2021 handover put the last instalments around mid-2025. If your seller bought on that plan, ask Dubai Properties for a statement of account before you pay anything.

Worked example: a AED 2,649,995 three-bedroom bought in cash

A broker charges 2% plus VAT, about AED 55,650 on this price. With a mortgage, the DLD adds 0.25% of the loan plus AED 290 to register it, and the bank charges valuation and arrangement fees. Non-residents usually borrow a smaller share of the price than residents.

Running costs. None of the sources checked publishes Amaranta's service-charge rate. Townhouse clusters usually charge less per sq ft than apartment towers. Ask the seller for the latest service-charge invoice and Dubai Properties' no-objection certificate, which is issued only once dues are cleared.

Location and connectivity

Villanova sits at the junction of Emirates Road (E611) and Al Ain Road (E66), close to Sheikh Mohammed Bin Zayed Road (E311). The sources name Global Village, the Hamdan Sports Complex and Expo City Dubai within reach. Downtown Dubai and Dubai International Airport (DXB) are typically 25 to 30 minutes by car, depending on traffic on the E311 and Al Ain Road.

Villanova is a car-based suburb with no Metro. Construction Week's 2024 guide to affordable villa-rent areas counts schools, nurseries, parks and healthcare within about 3 km of the community. Amaranta itself is a settled cluster, but Villanova has kept growing around it: Dubai Properties awarded contracts worth about AED 1.1 billion to Metac General Contracting for 850 townhouses in the community, and another cluster, La Violeta, has its own page on the developer's site. Ask what is being built near the unit's street before you commit.

The tenant base is families who want a garden and three or four bedrooms. For other Dubailand options, see all Dubai projects we track and the full projects list. Dubai Properties' beachfront tower 1/JBR shows the other end of the same developer's range: a finished apartment tower where a two-bedroom starts at about three times Amaranta's price.

Amenities and specifications

The homes are two-storey townhouses with Mediterranean, Spanish-style facades. The quoted fit-out includes a maid's room, built-in wardrobes, walk-in closets, balconies, central air-conditioning, covered parking and a private garden. Three-bedrooms make up most of the resale listings; four-bedrooms, such as the 2,806 sq ft home listed in Amaranta 3, come up less often.

Shared facilities quoted for the cluster are a gym and a swimming pool, with security and a pet-friendly policy. Villanova adds parks and play areas across the wider community. The sources checked do not publish plot sizes by house type, appliance brands or a full finish schedule.

Because the house is finished, inspect it: the plot orientation, any extension the seller has built (and whether Dubai Properties approved it), the air-conditioning age and the parking. Final terms as per the sale MOU.

About the developer

Dubai Properties is the residential development arm of Dubai Holding, which is owned by the Government of Dubai. It built Jumeirah Beach Residence, the Executive Towers at Business Bay and Dubai Wharf, and more recently the beachfront towers 1/JBR (completed March 2020) and La Vie (completed April 2023). It reports more than 25,000 homes delivered, including more than 3,000 in 2016 alone.

Villanova is its villa and townhouse community in Dubailand, grown one cluster at a time: La Quinta, La Rosa, Amaranta and La Violeta. Amaranta's own record is good. It launched in April 2016, sold phase by phase, and three phases were finished and sold out by Q4 2020; phase 4, launched in October 2018, was due in June 2021. Dubai Holding now presents several Dubai Properties towers on the Meraas website, but the developer of record for Amaranta is Dubai Properties, and the government ownership behind it removes the counterparty risk a private developer carries.

For Indian buyers

Ownership. Villanova is freehold for foreign buyers; check that the title deed of the specific unit shows freehold before paying a deposit. On a resale the DLD issues a new title deed in your name on transfer day. The UAE has no annual property tax and no VAT on a residential sale; the government cost is the 4% DLD transfer fee, about AED 106,000 on the entry townhouse.

Remittance. Under the Liberalised Remittance Scheme each person can send USD 250,000 per financial year. The entry townhouse with fees is about AED 2.76 M, roughly USD 752,000: more than a couple's USD 500,000, and just over three family members' allowances once the broker is paid. A resale is paid in full at transfer, so either plan three or more remittances in the same year, add a UAE mortgage, or build funds abroad first. TCS of 20% on remittances above Rs 10 lakh a year is adjusted against your income tax.

Golden Visa. The lowest current three-bedroom ask, AED 2,649,995, is above the AED 2 million property threshold, so the ten-year Golden Visa route is open on the townhouses offered today. An undated broker page quoting Amaranta 2 from AED 1,975,000 would fall short; check the price on the title deed transfer.

Rent and tax. Townhouses in Amaranta are listed for rent at about AED 135,000 to 240,000 a year, averaging about AED 174,000; Construction Week's 2024 guide put three-bedroom townhouses from about AED 130,000. On the entry ask, AED 140,000 a year is about 5.3% gross, in line with the 5.29% one portal quotes for a three-bedroom. The UAE does not tax the rent; an Indian tax resident declares it in India, claims the 30% standard deduction and reports the property as a foreign asset.

Pros

• Finished homes in a lived-in cluster, with a clear resale and rental market to price against
• A government-owned developer that delivered three phases in about four and a half years
• Every current three-bedroom ask, from AED 2.65 M, clears the AED 2 M Golden Visa threshold
• Gross yield quoted at about 5.3% for a three-bedroom, with rents of AED 135,000 - 240,000
• Near Emirates Road, Al Ain Road and Sheikh Mohammed Bin Zayed Road for the drive across Dubai

Cons

• Resale buyers pay roughly 60% to 90% more than the AED 1.37 M - 1.63 M launch-era figures
• No Metro: Villanova is a car-based suburb
• Villanova has grown cluster by cluster; check what is still being built near the unit
• Service-charge rate not published by the sources checked; ask for the invoice
• Four phases of near-identical townhouses compete with each other for buyers and tenants

Who this is for

• Families who want a finished three or four-bedroom townhouse with a garden
• Buyers who want a Golden Visa home under AED 3 M
• Landlords after family tenants in an established Dubailand cluster
• Buyers who prefer a government-backed developer's community to a new entrant's

Who should look elsewhere

• Anyone who needs Metro access or a walkable city address
• Buyers who want an off-plan payment plan rather than cash or a mortgage
• Investors chasing launch-price upside; that has gone to the 2016 - 2018 buyers
• Anyone funding the full price from India in one financial year without three LRS allowances

Our verdict

Amaranta is a finished, lived-in townhouse cluster from a government-owned developer, which makes it an easier buy than most of Dubailand's off-plan launches. The price is now a resale price: from about AED 2.65 M for a three-bedroom, well above the AED 1.37 M - 1.63 M of the launch years, so the early buyers have taken the easy gain. What you get for it is certainty - a real house, a real rent of about AED 135,000 and up, and about a 5.3% gross yield on the quoted figures. The weak points are the car-only location, the construction still going on around Villanova and four phases of similar homes competing for the same buyers. Price the specific unit against DLD sales of the same type, not against the portal average.

A sound buy for a family or a landlord who wants a finished townhouse with a Golden Visa attached at under AED 3 M. Ask for the unit's last DLD sale, the service-charge invoice and Dubai Properties' clearance before signing an MOU. For launch-price upside or Metro access, look elsewhere.

Talk to Realty Hunting for the current price list, the developer's latest payment plan and a site-visit plan.

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 a townhouse in Villanova Amaranta?

Three-bedroom townhouses are asked on resale from AED 2,649,995 (about Rs 6.82 crore) up to AED 3.5 M, averaging about AED 2.93 M across 46 listings. Another page gives a start of AED 2.5 M and an average selling price of about AED 3.23 M; launch-era prices started from about AED 1.37 M.

How many phases does Amaranta have?

Four. Amaranta 1 launched in April 2016, phases 2 and 3 followed, and phase 4 launched in October 2018 with a June 2021 completion date. The first three phases were finished and sold out by Q4 2020.

Is it ready to move in?

Yes. Homes across the cluster are sold and let today. The sources checked do not print phase 4's exact handover date, so ask for the title deed of the specific unit.

What rent can a townhouse earn?

Townhouses in Amaranta are listed for rent at about AED 135,000 to 240,000 a year, averaging about AED 174,000. A four-bedroom of 2,806 sq ft in Amaranta 3 is listed at AED 200,000, and a three-bedroom's gross yield is quoted at about 5.3%.

What are the costs of buying?

The 4% DLD transfer fee (about AED 106,000 on AED 2,649,995), about AED 4,200 for the registration trustee and AED 580 for the title deed: about AED 2,760,775 in cash. A broker adds 2% plus VAT.

Does it qualify for the Golden Visa?

Yes, on today's asks. The lowest current three-bedroom ask, AED 2,649,995, is above the AED 2 M property threshold; an undated broker page quoting Amaranta 2 from AED 1,975,000 would not be.

Who is the developer?

Dubai Properties, the residential arm of Dubai Holding, which is owned by the Government of Dubai. It built JBR, the Executive Towers and Dubai Wharf and reports more than 25,000 homes delivered.

Can an Indian buyer own a townhouse here?

Yes. Villanova is freehold for foreign buyers. The money leaves India under the LRS, up to USD 250,000 per person per financial year, and the DLD issues the title deed in your name on transfer day.

Compare with other Dubai projects

Also in Dubailand: Reportage Hills (from AED 2.59M, handover 2028), Haven by Aldar (from AED 2.3 M, handover 2027), Damac Sun City (from AED 2.25 M, handover 2028) and Wilds by Aldar (from AED 1.6 M, handover 2030).

More by Dubai: South Bay (from AED 3,740,000, handover 2026), Beachfront Gates (from AED 1 M, handover 2026) and South Living (from AED 600,000, handover 2027).

A similar budget elsewhere in Dubai: Anya 2 (from AED 2,590,000, handover 2026), Joy Townhouses (from AED 2.71 M, ready) and IVY (from AED 2,742,000, handover 2027).

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.