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Plot-to-VillaUnder constructionDubai

Villa 12, Al Barari

Al Barari, Dubai · by Desert Build · rating A · 14 villas delivered · on time 92%

Target IRR

18.5%

+4.5 pts vs market 14.0%

over 14 months

Readiness

52%

3 stages confirmed by both channels

stage 4 of 8 · Roof

Released from escrow

1.0MAED

of 3.0M AED fixed-price contract

Handover

25 Mar

2027 · 14-month plan · sale or title tokens by vote

Construction planUnder construction · 52% ready

  1. done: Excavation

    3 Jun 2026

  2. done: Foundation

    3 Sept 2026

  3. done: Frame

    20 Oct 2026

  4. current: Roof

    15 Nov 2026

  5. planned: MEP

    20 Dec 2026

  6. planned: Finishing

    15 Feb 2027

  7. planned: Landscaping

    10 Mar 2027

  8. planned: Handover

    25 Mar 2027

Raise

3.5MAED

fully placed · 3.5M AED

Minimum ticket

2,000AED

entry fee 0 · secondary 0.25% per side

Holders

212

75% UAE residents · 25% international

Proof score

94

registry · site · readiness · price

Term

14mo

to handover or exit

Demo photos · Pexels (free licence)

How this compares

How this comparesThis dealPlatform peers (1)Market
Target IRR18.5%19.0%14.0%
Minimum ticket2,000 AED2,000 AEDwhole unit
Term14 mo15 mo—
Proof score9491n/a
Liquiditydaily · best of threedailyweeks · NOC

Market: villa development margin, Dubai 2025 · DLD open data · Ejari (demo) · as of 2026-10-01. Peers: median of the other villa deals on the platform. Raise 3.5M AED · 17k AED per holder on average.

Key facts

Structure
ADGM project company · F-units
Circuit
Residents and international investors
Project company
Villa 12, Al Barari Project Co · ADGM
Distributions
at exit
Fees
entry 0 · secondary 0.25% per side · exit 0.5% of sale
Liquidity
daily on the secondary market · best of three prices · buyback at reference value −3%
Settlement units
AED · USDT · g Au — switch in the header without selling

Funded in July 2026. Frame is complete; the roof milestone is due 15 November. Units trade daily on the secondary market. Holders vote by 30 October on a AED 8.5M offer: sell now or keep the villa and receive DLD title tokens with rental income.

  • Class Fseniorresident + internationalfrom 2,000 AED
  • Class Ejuniorresident + internationalfrom 2,000 AED

How money flows

Uses of proceeds

  • Construction3.0M AED
  • Reserve150k AED
  • Insurance and bond80k AED
  • Placement35k AED
  • Working capital235k AED

Payout order

  1. 1Senior units + 18.5% IRR60%
  2. 2Contractor junior 20%14%
  3. 3Landowner equity26%

Construction in frame

Rendering of the finished villa at handover
Roof slab reinforcement and conduits before the pour
Today · 52% ready · 23 Oct 2026At handover · 25 Mar 2027

Stage 4 · Roof — in progress. Roof slab in progress — reinforcement and conduits are in; the pour is due before 15 Nov, when AED 300,000 unlocks. What the holders get at handover (planned 25 March 2027): a G+1 villa sold at market, or kept as DLD title tokens by a vote.

Ready
52%
Confirmed stages
3/8
Released
1.0M AED
  1. Empty plot before works
    PlotConfirmed
    20 May 2026Passport framepoint A
    Eng 0% · Oracle 0% ✓
  2. Excavator finishing the pit for the foundation
    Stage 1 · ExcavationConfirmed
    3 Jun 2026Geophotopoint A
    Eng 8% · Oracle 8% ✓240k AED released
  3. Reinforcement grid of the raft foundation before the pour
    Stage 2 · FoundationConfirmed
    3 Sept 2026Engineer actpoint A
    Eng 20% · Oracle 20% ✓360k AED released
  4. Ground-floor columns and blockwork of the villa frame
    Stage 3 · FrameConfirmed
    20 Oct 2026Drone passpoint A
    Eng 34% · Oracle 34% ✓420k AED released
  5. Roof slab reinforcement and conduits before the pour
    Stage 4 · RoofIn progress
    23 Oct 2026Geophotopoint B
    Eng 52% · Oracle 52% ✓
  6. Stage 5 · MEP · 16%Planned20 Dec
  7. Stage 6 · Finishing · 22%Planned15 FebWhat this contractor delivered last year in Liwan — the finishing stage of this villa will look like this frame.
  8. Stage 7 · Landscaping · 8%Planned10 Mar
  9. Stage 8 · Handover · 10%Planned25 Mar

DLD plot 2-394-1127 · Al Barari · 7,200 sqft. Every frame carries a geotag inside the plot, a timestamp and a hash in the journal; the payout of a stage needs the engineer act and the site oracle to agree within ±1 point. Demo frames: Photo: Pexels (free licence) · demo stand-in, not the actual site · Photo: Mahmoud Farrag, CC BY 3.0, via Wikimedia Commons · demo stand-in.

Milestones

Each milestone is paid from escrow only when the engineer's report and the site oracle agree.

  1. Excavation

    8% of budget · 3 Jun

    Done

  2. Foundation

    12% of budget · 3 Sep

    Done

  3. Frame

    14% of budget · 20 Oct

    Done

  4. Roof

    10% of budget · 15 Nov

    In progress

  5. MEP

    16% of budget · 20 Dec

    Planned

  6. Finishing

    22% of budget · 15 Feb

    Planned

  7. Landscaping

    8% of budget · 10 Mar

    Planned

  8. Handover

    10% of budget · 25 Mar

    Planned

Latest from the site

  1. 20 Oct 2026Milestone released — “Frame” confirmed: 14 geophotos, drone pass, engineer act. AED 420,000 released to the contractor
  2. 15 Oct 2026Vote opened — Holder vote opened: sell at AED 8,500,000 or keep (until 30 Oct)

Holder vote

Sell at AED 8,500,000 or keep the villa and receive DLD title tokens

  • sell
  • keep

Closes 30 Oct 2026 · voting from the web lands in E03

Documents

  • DLD plot extractproject company · disposal lockc80c21e7bb…4221a6
  • Building permit G+17,200 sqft081887e60f…a66e01
  • Fixed-price contractAED 3.0M632e2a8f51…f43903
  • Completion bond10%b6ecf4d52c…f3c890
  • CAR policyAXA Gulf1c72759b6b…524b79
  • Milestone attestations ×3drone · 41 geophotos · engineer actsdb4cafe5d6…566e08