Expo City Dubai
Semi-detached four- and five-bedroom villas in Expo Valley, with roof living rooms, roof terraces, ensuite bedrooms and parking for two — portal-listed from AED 6,100,000 for a 3,920 sq ft four-bedroom, AED 1,556 per square foot, on a plan that leaves 50% payable after handover. Neither source publishes a completion date.
No completion date anywhere. The portal lists handover as TBA, and Expo City Dubai’s own Yasmina page carries no completion date either — only a brochure, floor plans and a factsheet. The payment plan, meanwhile, puts 50% of the price after handover, which is the most unusual structure of the four. A deal that defers half the money to an unspecified date is either very attractive or very unclear, depending on what the sale and purchase agreement says. Get that document first.
Yasmina Villas is the smaller of Expo Valley’s two villa products and the only one on the portal that is semi-detached. Four- and five-bedroom houses of around 3,920 sq ft for the four-bedroom, with open kitchens and feature islands, walk-in closets in the master suites, an alternative family living space upstairs, ensuite bathrooms throughout, an ensuite maid’s room, covered parking for two cars, and a roof living room and roof terraces.
At AED 6,100,000 that is AED 1,556 per square foot — the cheapest per-foot figure in Expo City’s portal set, and cheaper per foot than most new villa stock in Dubai’s established districts. The catch is that it is a semi-detached house rather than a detached one, so you share a party wall and a plot boundary, and the plot is smaller than Maha’s reserve-fronting sites.
The payment plan is the headline feature. On the portal: 20% down (AED 1.22 million), 25% over five construction instalments of AED 305,000, 5% at handover (AED 305,000), and 50% — AED 3.05 million — over five payments after handover at AED 610,000 each. Deferring half the price past completion is unusual in Dubai and can be genuinely useful, but it only works if the dates are contractual, the instalments are fixed and there is no interest or penalty buried in the schedule.
The date is the gap. Handover is TBA on the portal and unpublished by the developer. Everything else about the offer — the plan, the price, the roof terraces — is knowable; the one number that determines when you own the house is not. That is not a reason to walk away, but it is a reason to insist on a date, a delay clause and a remedy before paying a booking fee.
The district is the argument. Expo Valley is gated, built around a lake and wadi, with three clubhouses, 4.5 km of pedestrian tracks, 5.2 km of cycling tracks, pools, splash pads, playgrounds and a green corridor into Expo City. The site has a Red Line metro stop and four motorway connections. None of that is speculative — the Expo infrastructure is already there, which is more than most off-plan districts can say.
Where it sits. The developer quotes 20 minutes to Al Maktoum International, 15 to Dubai Marina and 40 to Downtown Dubai. Treat those as best-case: Expo Valley is at the southern edge of Dubai, and every journey to the centre is a long one. Buy here if your work, school or family is already in the south-west.
Our read. The most affordable route into an Expo Valley villa and the one with the most buyer-friendly cash flow — if the post-handover schedule is real. The two things to pin down are the handover date and the enforceability of that 50%. Everything else, including how the semi-detached layout works in practice, is a site visit.
Compiled November 2026 from Expo City Dubai’s own Yasmina Villas page (unit range, specification, roof terraces, parking, starting price) and project factsheet references, and the listing portal’s project record (starting price, published layout, payment plan, handover status, amenity tags, listing date). No completion date is published by either source. Not a valuation.
Two bedroom counts, one published layout; prices for the five-bedroom are not published:
| Type | Bedrooms | Built area | Price | Per sq ft |
|---|---|---|---|---|
| 4-bedroom semi-detached | 4 | 3,920 ft² (portal) | From AED 6,100,000 (portal-listed) | AED 1,556 |
| 5-bedroom semi-detached | 5 | not published | ask for the sheet | — |
A 3,920 sq ft four-bedroom at AED 6.1 million is AED 1,556 per square foot — competitive against townhouse pricing in Dubai’s established villa districts, for a house that comes with roof terraces and a district clubhouse. Ask what the five-bedroom costs and whether the premium is floor area, plot or both.
The portal illustrates a 20 / 25 / 5 / 50 structure. On the AED 6,100,000 four-bedroom:
| Stage | Share | On the AED 6,100,000 unit |
|---|---|---|
| Down payment | 20% | AED 1,220,000 |
| During construction | 25% over 5 instalments | AED 1,525,000 (AED 305,000 each) |
| On handover | 5% | AED 305,000 |
| After handover | 50% over 5 payments | AED 3,050,000 (AED 610,000 each) |
| DLD transfer fee | 4% | AED 244,000, on top |
Only 5% is due at handover and half the price is deferred afterwards — the lightest handover of the set, and the highest post-completion exposure. Ask whether the post-handover payments are fixed or indexed, whether the developer charges a fee for the deferral, what happens if a payment is late, and whether the title is transferred at handover or retained until the final instalment. That last point decides whether you own the house or are renting it with an option.
In the villa: open kitchen with feature island, walk-in closet in the master suite, an alternative family living space upstairs, ensuite bathrooms in every bedroom, walk-in showers, standalone bathtubs, powder rooms and double sinks, an ensuite maid’s room, covered parking for two vehicles, a roof living room and roof terraces.
In Expo Valley: three clubhouses, pools, splash pads and children’s play areas, a health and beauty salon, yoga and meditation areas, cycling tracks, running and jogging tracks, barbecue areas and lounges, an outdoor cinema, community gardens and a green link corridor into Expo City. The portal’s tag list mixes villa-district and city-wide facilities — check which are inside the gates.
Yasmina sits inside Expo Valley, the gated district of Expo City Dubai built around a lake and wadi, next to the Shamsa townhouses and the Maha villas. The valley’s landscaping, tracks and clubhouses are part of the district rather than the house, which is why the villa can be semi-detached and still feel private.
Getting out: Sheikh Mohammed bin Zayed Road, Sheikh Zayed Road, Emirates Road and Al Khail Road are all reachable, Expo City has its own Red Line metro stop, and the developer quotes 20 minutes to Al Maktoum International, under an hour to Dubai and Abu Dhabi international airports, 15 to Dubai Marina and 40 to Downtown Dubai.
The honest geography is that this is the far south-west of the city. It is excellent for anyone working at Expo City, Dubai South, Jebel Ali or Al Maktoum airport, and inconvenient for anyone whose life is in Jumeirah, Downtown or Deira. Drive the commute before you buy the roof terrace.
In Expo Valley, the gated district inside Expo City Dubai, next to the Shamsa townhouses and the Maha villas, built around a lake and wadi with a nature reserve on the edge of the master plan.
No. Yasmina is semi-detached: four- and five-bedroom homes that share a party wall with a neighbour, with smaller plots than the detached Maha villas. The developer's own description says 'semi-detached villas with 4 and 5 bedrooms'.
3,920 sq ft on the portal's published layout, with an open kitchen and feature island, walk-in closet, family living space upstairs, ensuite bedrooms, maid's room and roof terraces. The five-bedroom size is not published.
From AED 6,100,000 for the 3,920 sq ft four-bedroom, which is AED 1,556 per square foot – the lowest per-foot figure in Expo City's portal set. Five-bedroom prices are on application.
20% on booking (AED 1.22 million), 25% over five construction instalments of AED 305,000, 5% at handover and 50% – AED 3.05 million – over five post-handover payments of AED 610,000. The 4% DLD fee is AED 244,000 on top.
Not published. The portal says TBA and Expo City Dubai's own Yasmina page gives no completion date. Ask for a contractual date and a delay clause before reserving.
It is a schedule that lets you pay part of the price after you receive the keys. It is only as good as the contract: confirm the dates, whether amounts are fixed, whether a fee is charged, and when title transfers. If title only moves at the final instalment, you do not own the house until you finish paying.
Three clubhouses, pools, splash pads, children's play areas, a health and beauty salon, yoga and meditation areas, cycling and jogging tracks, barbecue areas, an outdoor cinema, community gardens and a green corridor into Expo City.
At AED 1,556 per square foot it is priced below most new villa stock in established districts, in a government-backed master plan that already has a metro stop and schools. The risks are the unpublished handover date, the semi-detached format and a resale market with no track record. We will not quote a yield we cannot source.
Tell us the budget. We will get the handover date and the post-handover schedule in writing, confirm when title transfers, check escrow, permit and service charges, review the specification, inspect the plot and the party wall, benchmark against comparable villa sales, and give you our honest read – including the case against.
One enquiry, answered by a person. Current price list, unit availability, service-charge estimate and our honest read on the numbers — within one working day.