Explore Dubai’s most sought-after villa communities, each offering distinct lifestyles, investment profiles, and flexible payment plans. Below are seven premier villa projects, including the emerging Bahria Town Dubai, compared side by side. Discover the best Villas in Dubai that suit your needs and preferences.

1. Bahria Town Dubai (Dubai South)

Overview
A fresh entry into Dubai’s villa landscape by Pakistan’s Bahria Town, located in Dubai South. It offers a mix of townhouses and villas appealing to families and investors seeking value with flexible payment terms.

Villa Types & Pricing

• 4‑bed villas — 3,606 sq ft, starting ~AED 3.877 M
  
• 6‑bed villas — 5,371 sq ft, starting ~AED 5.90 M
  

Luxury “Waada” Series
Premium standalone villas with high-end finishes and larger plots (~4,564 sq ft BUA).

Bahria Town Dubai South Payment Plan

Phase	% / Milestone
Booking	10%
Construction (70%)	9 installments of 5% each (May 2025–Dec 2027)
Handover/Post-Handover (30%)	6 installments of 5% each (Apr 2028–Dec 2029)

Handover Timeline

Standard villas: Q4 2028

Key Highlights

• Convenient location within Dubai South
  
• Entry-level luxury with long-tail payment spread
  
• Community offers parks, gym, pool, and proximity to the airport.
  

2. District One West & District One Villas (MBR City by Nakheel)

Overview
Part of the upscale District One community, this offers modern Mediterranean-style villas in a gated development, located near Downtown and MBR City.

Villa Specs & Price

• 4‑bed semi-detached villas, ~3,900 sq ft, AED 8.7–10.5 M
  

Payment Plan (60/40)

Phase	%
Booking	20% downpayment
Construction	40% over phased installments (15%, 10%, 10%, 5%)
Handover	40% final payment

Handover Timeline
For West Villas, often structured into 6–7 installments over ~3 years; final due on handover (e.g., Q4 2024–2027)

Highlights

• Proximity to Downtown and DXB
  
• Lagoon, private beaches, sports clubs
  
• Premium community appeal for luxury buyers
  

3. Arabian Ranches 3 (by Emaar)

Overview
Emaar’s gated villa community focused on family living, blending traditional villa layouts with townhouses.

Villa Specs & Pricing

• 3–5 bed villas, built-up 1,935–4,837 sq ft, AED 2.9–7.35 M
  
• Typical resale 4+ maid villas rent ~AED 375–400K/year
  

Payment Plan (New Launch: Raya Middle Phase)

Installment	% and Timing
Booking	10% on booking
Construction	60% in six equal instalments (~10% each) via milestones up to Nov 2025
Handover	20% upon completion (~July 2026)

Handover
Phases expected mid-2025 to mid-2026

Highlights

• Golf course, equestrian, family lifestyle
  
• British-style schooling, retail at Ranches Souk
  

4. Emirates Hills (by Emaar)

Overview
The UAE’s most exclusive residential district, home to Mediterranean mega-mansions on golf plots.

Villa Specs & Price

• 5–8 bed mansions, custom sizes; entries ~AED 25M+, going into hundreds of millions
  

Payment Structures

Typically negotiated privately, down payments 20–30%, with tailored schedules toward handover.

Highlights

• Ultra-luxury, privacy, and golf views
  
• Comparable to Beverly Hills in exclusivity
  

5. Jumeirah Golf Estates

Overview
Gated golf community with championship-level courses and luxurious, resort-like living.

Villa Specs & Pricing

• 4–7 bed villas; starting ~AED 4.7 M+
  

Payment Plans

Emaar-style: down ~10–20%, followed by stage-payments aligned with construction phases and a final handover instalment.

Highlights

• Elite sports amenities, clubhouse, nature-focused setting
  
• Transit access to metro and major roadways
  

6. Villas in Dubai by DAMAC Hills / Hills 2

Overview
Family-oriented, golf-centric community featuring themed villas and townhouses.

Villa Specs & Pricing

• 3–7 bed units: AED 1.3–4.3 M+
  

Payment Plans

Standard DAMAC: ~10–20% booking, ~40–60% during construction, balance at handover, often with post-handover flexibility.

Highlights

• Trump Golf Club, sports zones, parks, and retail
  
• Strong value-for-money compared to core Dubai
  

7. Signature/Bespoke Estates (Tilal Al Ghaf, Al Barari, Cavalli, Elysian Mansions)

Discussed for high-end buyers and niche investments.

• Tilal Al Ghaf: Lagoon-front, wellness‑focused, AED 4–6 M+
  
• Al Barari: Botanical luxury, 4–7 bed villas, starting ~AED 4.2 M
  
• Cavalli Estates: Fashion-branded mansions in DAMAC Hills—AED 20 M+
  
• Elysian Mansions: Waterfront mega-villas in Tilal Al Ghaf—16–18k sq ft, ~AED 17 M+
  

Payment Plans

Typically, a 20% deposit, 50–60% staggered during build, and final at handover, specific schemes vary by project.

Summary Table of Payment Plans

Project	Booking	During Construction	Handover/Post-Handover
Bahria Town Dubai	10%	70% (9×5%)	30% (6×5%)
District One West	20%	40% (15+10+10+5)	40%
Arabian Ranches 3	10%	60% (6×10%)	20%
Emirates Hills	20–30%	40–60% (staged)	Balance
Jumeirah Golf Estates	10–20%	Usually 50–60%	20–30%
DAMAC Hills	10–20%	40–60%	Balance
Signature Estates	20%	50–60%	Balance

Choosing Your Ideal Villa in Dubai

Budget-Conscious Investor / Entry Luxury
→ Bahria Town Dubai, DAMAC Hills 2 offer affordability, spacious layouts, and long-term payment flexibility.

Family Living / Mid-Premium
→ Arabian Ranches 3 and Jumeirah Golf Estates provide excellent schooling, greenery, and active lifestyle options.

Luxury Lifestyle / Gated Only
→ District One, Tilal Al Ghaf, and Al Barari offer resort-style amenities and premium aesthetics at mid-to-high price points.

Ultra-Luxury Trophy Residences
→ Emirates Hills, Cavalli Estates, and Elysian Mansions cater to ultra-high-net-worth buyers seeking exclusivity and bespoke homes.

Why TazGroup.pk Recommends These Options

• Bahria Town Dubai: Standout entry to luxury town living with unmatched flexibility and payment ease.
  
• District One & JGE: Ideal for buyers wanting accessibility, quality construction, and high-end lifestyle settings.
  
• Arabian Ranches 3: Geared toward families desiring community focus, sports, recreation, and long-term growth.
  
• Elite Estates: For clients seeking iconic, branded luxury with potential long-term prestige value.
  

Final Thoughts

Dubai’s villa market is layered, from affordable luxury to ultra-exclusive mansions. Your ideal pick depends on:

1. Budget & Spending Comfort
   
2. Payment Style: Extended vs. Lump-sum
   
3. Lifestyle Preferences: Family-oriented, golf, resort, exclusivity
   

Bahria Town Dubai fills a unique space, presenting value-driven luxury with a developer known for quality infrastructure. Meanwhile, communities like District One and Emirates Hills cater to different tiers of the market.

In a recent development, the National Accountability Bureau (NAB) has temporarily frozen 457 immovable properties across Pakistan as part of an ongoing investigation into the Malir land allotment case. Some of the frozen assets are associated with Bahria Town Pvt. Ltd., a company within the broader real estate ecosystem in Pakistan, including past transactions related to land in Karachi’s Malir district.

What Is the Case About?

The freeze order stems from a NAB investigation into the alleged illegal transfer of approximately 16,896 acres of public land in Malir. According to NAB, this land was originally reserved for government use or development under public institutions and was allegedly transferred and commercialized in violation of regulations.

Under Sections 12 and 34A of the National Accountability Ordinance (NAO) 1999, NAB has the authority to prevent disposal or transfer of properties suspected to be connected with ongoing corruption investigations. Although the freeze is initially set for 15 days, legal precedent allows such orders to remain in effect until reviewed by an accountability court.

The case is currently pending before a court in Karachi, where NAB has submitted the relevant documentation for judicial confirmation.

The list of frozen properties includes:

• Residential and commercial plots in Rawalpindi, Islamabad, Karachi, Lahore, and Nawabshah.
  
• Properties registered under individuals including Ahmed Ali Riaz, Zain Malik, and other associates.
  
• Land assets belonging to Bahria Town Pvt. Ltd., an independent developer.
  

This freeze is part of a broader investigation that includes the Al Qadir Trust case and other inquiries into real estate transactions involving government land. Legal actions are being taken against multiple individuals, including prominent developers and former officials.

Taz Group recognizes the seriousness of this development and its impact on public trust in the real estate sector. We remain committed to:

• Operating transparently
  
• Complying with all regulatory frameworks
  
• Upholding ethical real estate practices across our projects
  

Taz Group continues to focus on delivering value to our clients, partners, and communities, and supports measures that bring greater accountability and structure to the industry.

The initiative was launched by the Punjab Land Record Authority in collaboration with PULSE, local administration officials including Commissioner Shoaib Iqbal and Deputy Commissioner Shahid Mahmood, along with CEOs from eight private housing societies in the Sahiwal district.

The announcement was made during a formal launch ceremony held recently, where officials and developers came together to showcase the system’s capabilities.

This new system is being rolled out across private housing societies in Sahiwal, including but not limited to Jeewan City (Phases 2, 5, Executive & Madina Block), Chichawatni City, Sahiwal Estate, Lalazar Colony, and others.

The goal is to streamline real estate transactions, eliminate fraud, and reduce the hassle of physical paperwork and multiple visits to banks or government offices. The system also offers a transparent and efficient process for both local and overseas buyers.

The PULSE PTS integrates with NADRA for biometric verification, allows instant fee payments, and gives digital access to plot maps, ownership documents, and transfer reports. A demonstration during the ceremony showed how a simple QR code scan can now complete a plot transfer, with the buyer instantly receiving a verified ownership document.

What is PTS?

PTS (Property Transfer System) is a digital platform designed to make the process of transferring property; especially in private housing societies; more efficient, transparent, and secure. It has been introduced in Punjab to modernize how plots are bought and sold, replacing outdated manual systems with a streamlined, tech-enabled process.

How Does It Work?

PTS works by integrating various essential services into one system:

• Biometric verification using NADRA data for both buyer and seller.
  
• Digital access to ownership records and plot maps.
  
• Online payment of transfer fees and instant payment verification.
  
• QR code scanning for real-time authentication of documents.
  
• Immediate issuance of official transfer reports after verification.
  

This means a property transaction that once took days or weeks; and involved multiple visits to banks, society offices, and government departments; can now be completed in just a few clicks.

What Are the Benefits?

1. Transparency: Reduces chances of fraud by digitizing and verifying every step.
   
2. Speed: Significantly cuts down transfer time from days to minutes.
   
3. Accessibility: Overseas Pakistanis can verify and process transfers remotely.
   
4. Efficiency: Reduces paperwork, human error, and unnecessary delays.
   
5. User Experience: One window operation simplifies the entire process.
   

What Could Be the Drawbacks?

1. Not everyone is tech-savvy; older users or those in rural areas may struggle with the system.
   
2. System Errors like any tech platform, server crashes or data sync issues can cause delays or errors.
   
3. Sensitive information being shared digitally raises concerns about cybersecurity and data misuse.
   
4. Housing societies not fully trained or equipped may resist or mishandle the new system.
   

So,

• For maximum benefit, housing society staff, users, and real estate agents must be trained on how to use PTS.
  
• Help desks or support centers should be set up to assist non-digital users.
  
• User feedback loops should be built in to continuously improve the system.
  
• Offline backup processes should be ready in case the digital system is down.
  

Unfounded or Unhelpful Views:

• “This will never work in Pakistan.”
  (Such blanket statements ignore the success of other digital systems like e-filing or online banking.)
  
• “Everything online is risky, better stick to paper.”
  (While risk exists, digital systems also provide better traceability and security than unverified manual methods.)
  
• “Only housing societies benefit from this.”
  (In reality, the buyer, seller, and government all benefit from reduced fraud and increased clarity.)
  

Conclusion

The Property Transfer System is a step in the right direction toward a digital Pakistan. While it’s not perfect and has some challenges, the potential for a positive impact on the real estate industry; especially for private developers like Taz Group, is significant. With thoughtful implementation and continued improvements, PTS can become a game changer in how property is bought and sold across the country.

Everyone expected that Budget 2026 would bring some relief for builders and developers because the real estate sector has been asking for help loudly and consistently. But what the government actually announced surprised many. Some people are calling the budget confusing and not strong enough to fix the real problems in real estate. Here’s what happened, buyers now have to pay lower withholding tax (WHT); that’s a tax you pay when you buy a property. On the other hand, sellers will now pay higher capital gains tax (CGT); that’s a tax on the profit you make when you sell a property. The Federal Excise Duty (FED); which was an extra tax on property transactions, has been completely removed. The government is also offering a tax benefit (called a tax credit) to people who build houses up to 10 marlas or apartments up to 2,000 square feet. But the most important and strict rule is this: people who don’t file taxes (non-filers) won’t be allowed to buy property or vehicles at all.

At first glance, it might look strange to reduce one tax and increase another, but there’s a plan behind it. The government wants to move from taxing every transaction to taxing only when people actually make money. WHT is the same for everyone, no matter how rich or poor, that’s why it’s called a “regressive” tax. So reducing it helps ordinary buyers. CGT is based on your profit, so the more you earn, the more you pay. That makes it a “progressive” tax. This discourages people from flipping properties quickly just to make a quick buck and increases the chances that buyers are actually looking for long term homes, not short term gains. Removing FED also helps by making the process less costly and more open.

But here’s the tricky part: blocking non-filers is a bold step. The real estate sector in Pakistan runs heavily on undocumented money, meaning money that hasn’t been declared to the government. If non-filers are truly banned from buying property, the number of buyers might drop fast. This could slow down the market or even cause people to move their money abroad. But, if the rule stays in place, it could finally clear out fake demand and allow real, honest business to grow.

In short, the mix of tax cuts for buyers, increased tax on sellers’ profits, benefits for home builders, and strict rules for non-filers shows the government is trying to push real estate toward transparency. But it all depends on whether the government stays strong under pressure. Real estate lobbyists are already asking for these new rules to be reversed. So, if the Prime Minister really wants to clean up the economy and make things fairer, now’s the time to prove it, even if some investors threaten to leave.

The federal government of Pakistan has unveiled significant tax reforms in the real estate sector as part of the Federal Budget for the fiscal year 2024 – 25. These measures are aimed at promoting affordable housing, encouraging real estate documentation, and stimulating economic activity, especially in the urban housing market.

1. Introduction of Tax Credit for Home Buyers

A major highlight of the budget is the introduction of a 30% tax credit on the purchase of:

• Flats (apartments)
• 10 marla houses (approximately 250 square yards)

This initiative is primarily aimed at middle income groups and first time home buyers who are looking to invest in vertical housing solutions. The government is encouraging vertical growth to optimize land use in urban areas, reduce housing shortages, and make home ownership more accessible.

2. Revised Withholding Tax (WHT) Structure for Property Purchases

To further incentivize property buyers, the government has revised and significantly reduced the withholding tax on property purchases:

• Properties valued up to Rs 50 million: 1.5% WHT
• Properties between Rs 50 million and Rs 100 million: 2% WHT
• Properties exceeding Rs 100 million: 2.5% WHT

This reduction aims to ease the financial burden on buyers and encourage more documented property transactions.

3. Increased Withholding Tax on Property Sales

Conversely, the government has increased the WHT rates on property sales to ensure steady revenue collection:

• Properties sold up to Rs 50 million: 4.5% WHT
• Properties sold between Rs 50 million and Rs 100 million: 5% WHT
• Properties sold above Rs 100 million: 5.5% WHT

These rates apply at the time of sale and are aimed at improving revenue transparency while discouraging speculative property trading.

4. Abolition of Federal Excise Duty (FED) on Property Transactions

In a welcome move for buyers and sellers, the government has completely abolished the Federal Excise Duty (FED) on property transactions. This measure further reduces the transactional cost of buying and selling properties.

5. Penalty for Large Cash Transactions

To promote financial transparency and discourage undocumented cash transactions, a penalty of Rs 30,000 will be imposed on registered businesses accepting cash payments exceeding Rs 200,000 for the sale of goods.

Rationale Behind the Tax Reforms

The real estate sector has historically been a significant contributor to Pakistan’s economy but has remained largely undocumented, resulting in loss of revenue and market distortions. The new reforms are designed to:

• Promote urban vertical housing to meet growing population demands.
• Encourage documentation of property transactions.
• Provide financial relief to middle income home buyers.
• Maintain a balance between revenue generation and market growth.

However, it is important to note that while the government has introduced these reductions, international financial institutions like the International Monetary Fund (IMF) have expressed concerns over the reduced tax rates, viewing them as potential risks to revenue collection. The government, however, remains committed to fostering economic growth while gradually improving tax compliance.

Understanding Fiscal Reforms and Compliance

The term fiscal reforms refers to changes in government policies regarding taxation and public spending. These reforms aim to create a balanced budget, improve economic stability, and ensure sustainable growth. Through these real estate tax reforms, the government seeks to:

Improve tax compliance, generate long term, sustainable revenue, and facilitate affordable housing solutions.

Tax Calculation Simplified

To help buyers and sellers better understand the financial impact, here are some simplified examples:

For Property Purchase:

• Property Value: Rs40 million
• Applicable WHT: 1.5%
• Tax Payable: Rs 40,000,000 x 1.5% = Rs 600,000

For Property Sale:

• Property Sale Price: Rs 60 million
• Applicable WHT: 5%
• Tax Payable: Rs 60,000,000 x 5% = Rs 3,000,000

For Tax Credit (Applicable on Flats and 10 Marla Houses):

• Total Tax Liability: Rs1,000,000
• Tax Credit: 30% of Rs1,000,000 = Rs 300,000
• Final Tax Payable: Rs1,000,000 – Rs 300,000 = Rs 700,000

Applicability for Filers and Non-Filers

At present, these rates primarily apply to tax filers. Historically, non-filers have been subjected to higher tax rates, often double those of filers. The government is expected to release detailed guidelines clarifying the exact applicability for non-filers soon.

For individuals and businesses involved in real estate, filing your tax returns and becoming an active taxpayer remains highly advisable to benefit from reduced rates and avoid higher withholding tax obligations.

The Role of Taz Group in Real Estate Taxation

Handling the complexities of real estate taxation can be challenging, especially with frequent regulatory changes. Taz Group, as a trusted real estate advisory and consultancy firm, is here to guide you. Our expert team stays updated on all government policies, taxation reforms, and compliance requirements to provide you with:

• Comprehensive tax advisory services
• Real estate investment guidance
• Assistance with property documentation and compliance
• Professional support for both individual and commercial clients

Contact Taz Group Today

Whether you’re a first time buyer, seasoned investor, or a business looking to optimize your property portfolio, Taz Group is your reliable partner in navigating Pakistan’s evolving real estate landscape.

Get in touch with us today to schedule a consultation and ensure your real estate transactions are fully compliant, financially optimized, and strategically sound.

The real estate market of Islamabad is getting a much-needed boost. In a major step, the federal government of Pakistan has decided to reduce the stamp duty on immovable property in Islamabad Capital Territory (ICT) from 4% to 1% for tax filers, and to 2% for non-filers. This change has been included in the Finance Bill 2025, which is expected to be passed by the parliament on June 26, 2025.

This decision has raised several questions, why was this tax so high in the first place? Why is it being reduced now? And what does it mean for property buyers, sellers, and the overall real estate market? Let’s break it all down in simple words.

What Is Stamp Duty?

Stamp duty is a government tax that buyers pay when they purchase property. It is calculated as a percentage of the property’s value and must be paid to register the property in the buyer’s name.

In Islamabad, this duty was 4% for the past several years. That means if someone bought property worth PKR 10 million, they had to pay PKR 400,000 as stamp duty just for the paperwork.

Also read: How Much You’ll Really Save on Property Deals After FED TAX Removal

Why Was Stamp Duty 4% Before?

Initially, the higher stamp duty was a way for the government to collect revenue. Property transactions are a major source of income for the government, especially in developing countries where property sales are frequent.

Another reason for high stamp duty was to discourage speculative buying, when investors keep buying and selling property just to make profit (also called “flipping”), which can drive property prices too high for ordinary buyers. The high stamp duty was supposed to slow down this trend and keep property prices stable.

Why Reduce It Now?

The problem is, instead of only discouraging speculators, the high taxes discouraged almost everyone.

In the last four years, Islamabad saw a sharp drop in property transactions. According to data:

• 2021: 40,890 transfer deeds (26,629 kanals)
  
• 2022: 36,200 transfer deeds (26,305 kanals)
  
• 2023: 26,669 transfer deeds (13,532 kanals)
  
• 2024: Only 20,726 transfer deeds (9,912 kanals)
  

This steady decline shows that fewer people were buying and selling property. The government realized that the high taxes were becoming a burden, stopping people from investing or buying homes.

A slowdown in property transactions also hurts many sectors connected to real estate, like construction, labor, banks, lawyers, brokers, and material suppliers.

To revive the market, the government decided to reduce the stamp duty drastically.

What Is the New Stamp Duty Rate?

Under the new Finance Bill 2025:

• For Filers (those who submit tax returns):
  Stamp duty will now be 1% of the property value.
  
• For Non-Filers (those who don’t submit tax returns):
  Stamp duty will be 2% of the property value.
  

There are also discussions that the government may soon remove the 1% registration fee as well, giving even more relief to buyers.

What Were the Other Taxes on Property?

Before this reduction, buyers were paying a heavy total tax burden. For example:

• Small residential plots: around 11% total taxes for filers.
  
• Commercial property: around 14% total taxes for filers.
  
• Non-filers: around 20% total taxes.
  

These multiple taxes made property buying very expensive.

Benefits of Tax Reduction

• With lower stamp duty, buyers now need less upfront cash to complete their purchase. This makes it easier for middle class families and first time buyers to own property.
• When transaction costs go down, people feel encouraged to buy, sell, or invest in property. This can lead to a revival of the property market and higher sales volumes.
• Real estate is connected to many industries: construction, cement, steel, banking, brokerage, and more. When the property market grows, these industries benefit, creating more jobs and economic activity.
• By offering lower rates to filers, the government encourages more people to file tax returns. This increases the number of people in the tax system, improving overall tax collection in the long term.

Benefits of Being a Filer vs. Non-Filer

Category	Filer	Non-Filer
Stamp Duty	1%	2%
Other Taxes	Lower	Higher
Tax Return Filing	Required	Not required
Government Preference	Yes	No
Ease of Transaction	Easier	More documentation and higher costs

Being a filer not only reduces your taxes but also makes property transactions smoother. The government strongly encourages citizens to become filers to enjoy these benefits.

Are There Any Disadvantages?

While the tax reduction has many benefits, there are also a few possible downsides:

• The government may collect less revenue in the short term due to lower stamp duty.
  
• If unchecked, lower taxes could bring back speculative investors who buy and sell property quickly for profit, causing property prices to rise again.
  
• Ensuring proper property valuation is key. Some people may try to undervalue properties to pay less stamp duty.
  

However, these risks can be managed with better regulation and stricter property valuation processes.

The government’s decision to reduce stamp duty is a welcome step for Islamabad’s property market. It makes property buying more affordable, boosts market activity, and encourages more people to become tax filers.

While there are some risks, overall this move is likely to have a positive impact on the economy, real estate sector, and buyers who have been waiting for some relief.

The real estate market had been struggling due to high taxes, and this much needed correction may finally bring back confidence among buyers and investors.