New homes in The Grove at Sobha Sanctuary start at AED 9,320,127; keys are due Sep 2029; you pay 20% to book, 40% while it is built and 40% at the keys.
In the 12 months to Nov 9, 2026, Dubai Land Department recorded 113 off-plan sales of 4-bed villas of 3,142 sq ft to 10,605 sq ft in The Valley. Their median price is AED 1,139 per sq ft (about AED 5,643,000 at 4,955 sq ft). This project's from price is AED 1,881 per sq ft (AED 9,320,127 for its smallest home, 4,955 sq ft), 65% more.
Keys
Sep 2029
The developer's handover date
Payment plan
20 / 40 / 40
20% to book, 40% while it is built, 40% at the keys
Bedrooms
4 to 6 beds
Sizes
4,955 to 7,104 sq ft
Ownership
Freehold
Property types
Villa
Registration fee
4% of the price
Paid to the Dubai Land Department
As of Nov 1, 2026. These details can change; confirm them with the developer before you book.
Dubai Land Department register
From price per sq ft
AED 1,881 per sq ft
Similar off-plan homes: AED 1,139 per sq ft
RERA project
4366
Check it in Dubai REST, the Dubai Land Department's official app.
Built
0%
Not started. DLD register, Nov 11, 2026
Completion on the register
Aug 2030
DLD shows only the current date. We have recorded it since Nov 11, 2026 and it hasn't moved.
Escrow account
بنك دبي الاسلامي (شركة مساهمة عامة)
The bank that holds your payments
Dubai Land Department project register, as of Nov 11, 2026.
Paying for it
You pay 20% when you book, 40% as the building goes up, and 40% when you get the keys.
AED
When
Stage
Share
Amount
Paid by then
NowBooking · 20%
Booking
20%
AED 1,864,025+ AED 372,805 DLD fee
AED 2,236,830
Mar 2027While it is built · 5%
While it is built
5%
AED 466,007
AED 2,702,837
Jul 2027While it is built · 5%
While it is built
5%
AED 466,006
AED 3,168,843
Oct 2027While it is built · 5%
While it is built
5%
AED 466,006
AED 3,634,849
Feb 2028While it is built · 5%
While it is built
5%
AED 466,007
AED 4,100,856
Jun 2028While it is built · 5%
While it is built
5%
AED 466,006
AED 4,566,862
Oct 2028While it is built · 5%
While it is built
5%
AED 466,007
AED 5,032,869
Jan 2029While it is built · 5%
While it is built
5%
AED 466,006
AED 5,498,875
May 2029While it is built · 5%
While it is built
5%
AED 466,006
AED 5,964,881
Sep 2029Keys · 40%
Keys
40%
AED 3,728,051
AED 9,692,932
Booking payment, 20%
AED 1,864,025
Dubai Land Department fee (Oqood), 4%
AED 372,805
Cash you need to bookThe developer pays the broker, so there is no buyer's fee.
AED 2,236,830
Total costPrice plus the DLD fee
AED 9,692,932
The dates are our estimate: we spread the construction share evenly between now and the keys. The developer's real dates follow the building work, so they can move.
Your payments go into the project's escrow account, which RERA watches, not straight to the developer.
A mortgage at the keys
Before you buy
Pay into the project's escrow account only.
This project's escrow account is at the bank named on the register above, watched by RERA. Pay into that account, never to a person.
Check the developer's record.
The Dubai Land Department project register lists 17 finished projects by this developer since 2018. 15 of the 17 were finished by the completion date DLD holds now. DLD replaces that date when a project is given more time and keeps no earlier dates, so this can't show which ones ran late. We have recorded the completion dates of their 19 projects under way since Jun 12, 2026. None has moved since then.
Budget for the service charge.
Once the building is finished you pay a yearly service charge per sq ft, set from the building's budget and approved by RERA. Ask Sobha Realty for the estimate.
Register the sale with Oqood.
The Land Department records off-plan sales in its Oqood register. Until your sale is on it, the home isn't in your name.
Is the price fair?
Dubai Land Department recorded 113 off-plan sales of 4-bed villas of 3,142 sq ft to 10,605 sq ft in The Valley, from Nov 10, 2025 to Nov 9, 2026. Here is what they sold for, and where this project's from price sits.
Too few similar homes in The Grove at Sobha Sanctuary sold in 24 months, so we compare with off-plan sales across The Valley.
Dubai Land Department recorded 113 off-plan sales of 4-bed villas of 3,142 sq ft to 10,605 sq ft in The Valley, from Nov 10, 2025 to Nov 9, 2026. Here is what they sold for, and where this project's from price sits.
Median price AED 1,139 per sq ft
AED 803 to AED 896 per sq ft
10 sales
AED 896 to AED 988 per sq ft
14 sales
AED 988 to AED 1,081 per sq ft
22 sales
AED 1,081 to AED 1,173 per sq ft
24 sales
AED 1,173 to AED 1,266 per sq ft
17 sales
AED 1,266 to AED 1,359 per sq ft
16 sales
AED 1,359 to AED 1,451 per sq ft
3 sales
AED 1,451 to AED 1,544 per sq ft
7 sales
AED 803 per sq ftAED 1,544 per sq ft
This project AED 1,881 per sq ft, above every sale
Half of the sales sold for AED 1,013 to AED 1,241 per sq ft
The median is the middle sale: half sold for less, half for more.
Show as tableShow as chart
Price per sq ft
Sales
AED 803 to AED 896 per sq ft
10
AED 896 to AED 988 per sq ft
14
AED 988 to AED 1,081 per sq ft
22
AED 1,081 to AED 1,173 per sq ft
24
AED 1,173 to AED 1,266 per sq ft
17
AED 1,266 to AED 1,359 per sq ft
16
AED 1,359 to AED 1,451 per sq ft
3
AED 1,451 to AED 1,544 per sq ft
7
The 3 closest sales
Picked from the 113 similar sales above, closest in size to this project's smallest home.
Nov 2025AED 4,934,190AED 1,007 per sq ftThe Valley - Avena, 4,899 sq ft
Feb 2026AED 4,850,000AED 991 per sq ftThe Valley - Alana, 4,895 sq ft
Dec 2025AED 4,750,000AED 908 per sq ftThe Valley - Avena 2, 5,230 sq ft
Off-plan sales only, of the same home type, bedrooms and size band.
What similar homes sold for
The median price of off-plan homes with the same number of bedrooms that sold in The Valley in the 12 months to Sep 30, 2026. The smallest type is checked at the from price.
Type
Off-plan median
Sales
Against similar sales
4-bed villaFrom AED 9,320,127 here
Off-plan medianAED 4,270,000AED 1,330 per sq ft
Sales369
65% above 113 similar sales
5-bed villa
Off-plan medianToo few sales for a median
Sales17
Sales from Oct 1, 2025 to Sep 30, 2026. A median needs at least 30 sales.
Rent and yield
Gross yield at the from priceRent ÷ price
1.9%
Typical gross yield of similar ready homes
5.1%
Median rent of 4-bed villas in The Valley
AED 177,000 a year
Rent contracts counted
126
Rented between
Apr 1, 2025 and Mar 31, 2026
There is no DLD service charge for this project or its area, so we leave out the service charge and the net yield.
Gross yield is a year's rent before costs, as a share of the price. At the from price: AED 177,000 ÷ AED 9,320,127 = 1.9%. The home earns nothing until the keys, and new buildings often rent for more than older ones.
Rents come from Ejari, Dubai's register of rent contracts: new residential contracts in the area, all buildings. A median is the middle one: half are lower, half higher.
About The Grove at Sobha Sanctuary
The Grove at Sobha Sanctuary is a Sobha Realty villa neighbourhood in The Valley, with 4- to 6-bedroom villas from AED 9,320,127 and handover listed for September 2029. By our map, the nearest school is about 23 minutes away by car and the nearest medical centre about 8 minutes.
Villas have four, five or six bedrooms: about 4,955 sq ft, 5,813 sq ft and 7,104 sq ft. Each has a private swimming pool, a courtyard and large terraces, and some layouts include a lift. The homes are smart-home ready and handed over without furniture. Ownership is freehold.
You pay 20% on booking, 40% during construction and 40% on handover. At the from price that is AED 1,864,025, AED 3,728,051 and AED 3,728,051. Handover is listed for September 2029, nearly three years away. The 4% Land Department fee is AED 372,805.
The Grove sits inside the wider Sobha Sanctuary community. Facilities planned across that community include cycling and walking trails, a beach lagoon and lazy river, a wellness centre and spa facilities, a large central park, and tennis, football and cricket facilities. Ask which of these are due before your handover and what the service charge will cover.
By our map, a Medcare medical centre is about 3.9 km away, around 8 minutes by car by our estimate. GEMS First Point School is about 11.7 km away, around 23 minutes, and GEMS Wellington Academy about 14.2 km, around 28 minutes. Arabian Ranches Golf Club is about 34 minutes away, Business Bay about 51 minutes, and Centrepoint Metro Station (formerly Rashidiya) about 52 minutes.
The developer's plans. Sizes and layouts can change; ask the developer for the plan of the exact unit you're looking at.
4 BR
5 BR
6 BR
How prices moved
Median price of 4-bed villas in The Valley, over the 12 months to each dateUp 23% from Dec 2024 to Sep 2026.
Dec 2024AED 1,082 per sq ft
Sep 2026AED 1,330 per sq ft
Show as tableShow as chart
12 months to
Median price
Sales
Sep 2026
AED 1,330 per sq ft
369 sales
Jun 2026
AED 1,334 per sq ft
499 sales
Mar 2026
AED 1,319 per sq ft
887 sales
Dec 2025
AED 1,269 per sq ft
1,287 sales
Sep 2025
AED 1,220 per sq ft
1,566 sales
Jun 2025
AED 1,143 per sq ft
2,160 sales
Mar 2025
AED 1,103 per sq ft
1,904 sales
Dec 2024
AED 1,082 per sq ft
1,535 sales
Off-plan sales only.
Questions about this project
Who is developing The Grove?
Sobha Realty. It is part of Sobha Sanctuary in The Valley and is freehold.
What sizes are the villas?
About 4,955 sq ft for four bedrooms, 5,813 sq ft for five and 7,104 sq ft for six.
What do the payments come to?
At the from price: AED 1,864,025 on booking, AED 3,728,051 during construction and AED 3,728,051 on handover. Separately, the 4% DLD fee comes to AED 372,805; ask when it is due.
Do the villas have their own pools?
Yes, each villa has a private swimming pool. Some layouts also have a lift.
