Athlon Villas by Aldar — Premium 5 and 6 Bedroom Villas in Dubailand
Key facts
Verified by NARVA · 30 August 2026- Current release from
- AED 13,582,780
- Rate on the release
- AED 2,016 – 2,427 / sq ft
- Available now
- Premium 5 and 6-bedroom villas
- 5-bedroom
- 6,272 sq ft built-up
- 6-bedroom
- 8,768.7 – 9,207.12 sq ft built-up
- Payment plan
- 40 / 60 — 40% before handover
- Handover
- 30 September 2028
- Community
- Athlon, Dubailand — 2,692 homes
- Certification
- Fitwel · LEED Platinum pre-certified
- Title
- Freehold, all nationalities
Project Gallery
Athlon Villas Prices
Starting from AED 13.58M| Unit Type | Beds | BUA | Price | Price / sqft | Status |
|---|---|---|---|---|---|
| 5 bedroom Premium | 5BR | 6,272 sq ft | AED 13.58M – 15.22M | AED 2,166 / sqft | Available |
| 6 bedroom Premium | 6BR | 8,769 – 9,207 sq ft | AED 18.57M – 20.22M | AED 2,117 / sqft | Available |
BUA = Built-Up Area. Price / sqft is calculated as starting price ÷ BUA. Pricing reflects the developer's direct rate at the time of listing and is subject to availability; payment plans are provided on request.
Athlon Villas Payment Plan — 40/60
On reservation: Two payments of 5%, both dated the reservation day. Registration (4%) and the AED 5,250 admin fee fall with them
Forty per cent falls due before handover and 60% on the keys. The run is not even: after the opening 10% and a 5% at seven months, a single 25% instalment falls at fifteen months. That one is the largest payment before completion. The instalments are counted from your booking date, so the calendar shifts with when you reserve.
Payments go into the project escrow account and your purchase registers at booking. Registration is 4% of the price paid once, plus an AED 5,250 admin fee from Aldar. Aldar pays us, so you pay no commission. See what you pay in fees in Dubai and Abu Dhabi compared.
Payment calculator
Pick a unit type to see the full instalment schedule, including government registration and booking fees.
Floor Plans & Brochures
The official developer floor plans for every district — layouts, dimensions, and plot sizes. Leave your details and download them instantly.
Layouts & Specifications
Three things decide which villa you want here. The price table above gives the bands; these are what they mean.
Every Premium five-bedroom is 6,272 sq ft built-up. Prices still run from AED 13,582,780 to AED 15,224,916.
A spread of 12.1% on a fixed built area. That gap is plot and position, so walk the plots before you compare the prices.
The dearest five-bedroom is AED 15,224,916. The entry six-bedroom is AED 18,566,132 and at least 2,496.7 sq ft bigger.
That step prices at AED 1,338 per sq ft — below the cheapest foot in either home.
Take the worst case: the top six-bedroom price on the smallest six-bedroom area. That is AED 2,306 a foot.
The dearest five-bedroom runs AED 2,427. So the six-bedroom ceiling sits 5% below it, whichever home carries whichever price.
Entry five-bedroom, AED 13,582,780.
Day one costs AED 1,906,839. Then the run stops being gentle: a single 25% falls at fifteen months, AED 3,395,695 on this villa. The instalments count from your booking date rather than a fixed calendar, so the calculator above dates them against the month you buy. Total before the keys is AED 5,981,673, against AED 8,149,668 on a schedule that asks 60%.
The five-bedroom rate is exact, because every five-bedroom shares one built-up area: AED 2,166 to AED 2,427 a foot.
The six-bedroom is a band. Aldar publishes a price range and an area range without tying one to the other, so the true rate sits anywhere between AED 2,016 and AED 2,306. The single figure in the table above is the entry price against the smallest published area — the most conservative reading, not a pairing Aldar has confirmed.
Both floor plans are drawn and dimensioned in the set below.
How the figures here are derivedEvery rate is price divided by built-up area, from the current release list. Areas are built-up. Where a range exists on both price and area, we publish the range rather than pick a pairing.
About This Project
Athlon is a community built around movement. Aldar designed it with wellbeing specialists on active design principles, and nothing in it sits more than five minutes from an activity. The homes selling now are the large Premium villas.
The villas come in two tiers. Standard covers three, four and five bedrooms. Premium covers four, five and six. What Aldar is selling now is the Premium five-bedroom and six-bedroom, at 6,272 sq ft and 8,768.7 to 9,207.12 sq ft built-up.
Three loops
A 4.6 km trail-running loop, a 3.7 km cycling loop and a 2.2 km family loop. The cycling loop connects out to the wider network beyond the community.
What is on site
Gym and fitness nodes, a pump track, splash pads, family and lap pools, a play park, padel, MUGA and basketball courts, table tennis, rock climbing, a skate park, a yoga platform, a cinema lawn and a meditation deck.
A service menu, à la carte
Fit-out contractors, landscaping and pool build, move-in packages and home automation before you arrive. Then housekeeping, pet care, car repair, tutoring, senior care, nutritionists, classes and a letting desk.
Finishes run in two schemes, light and dark. Porcelain tile to the floors, bathrooms and shower. Reconstituted stone on the accent wall, staircase, thresholds, kitchen countertop, backsplash and bathroom vanity. Laminate on the kitchen and bathroom joinery, the living room slats and the main door, with lacquer on the interior doors and wardrobes.
That is a Premium five-bedroom at 6,272 sq ft built-up, AED 2,166 per sq ft. The plan is 40/60, registration is 4% plus an AED 5,250 admin fee, and ownership is freehold to all nationalities. We sell at zero commission.
How the community runs
Smart irrigation, air quality and noise monitoring with sound masking, environmental monitoring for the sports facilities, smart waste bins, digital amenity booking and community access control. Photovoltaics, an optimised HVAC system, EV charging, native landscaping and shaded bikeways.
Athlon
Aldar launched Athlon in May 2024 and it is the UAE's first community certified LEED Platinum for planning and design. It is Fitwel certified, on the E611 and D54 in Dubailand. Most of it is houses like these. The smaller apartment quarter at Rise sits inside the same community.
Our Honest Take
No listing-site gloss. This is how we read Athlon Villas for our own clients — including who should walk away.
Our view is that the schedule is better than the market thinks and harder than it looks, and that the sixth bedroom is the best-value space in the release.
Figures quoted around the market ask 60% before the keys. This release asks 40%, which leaves AED 2,716,556 in your account on the entry villa. The catch is the shape: the run is not even. Ten per cent lands on the reservation date, 5% at seven months, and then a single 25% at fifteen months — AED 3,395,695 on the entry villa and AED 5,055,347 on the largest. The instalments run from your own booking date, so work out when month fifteen falls for you and plan for it. This is not a monthly rhythm.
Step from the dearest five-bedroom to the entry six-bedroom and you pay AED 3,341,216 for at least 2,496.7 sq ft. That is AED 1,338 a square foot, when every other foot in either home prices between AED 2,016 and AED 2,427. If you can reach the six-bedroom, the extra space is the least expensive thing you will buy in this community.
Buy here if the family will use it. Seven clubhouses, three loops, padel, MUGA, basketball, rock climbing, a skate park and a pump track. That is what the community is for, and you fund it whether you use it or not.
Buy here if you want the services. Tutoring, housekeeping, pet care, nutritionists, fit-out contractors and a letting desk all run through the community. That is unusual, and it matters more on a house this size.
Buy here if you want Aldar behind it. Revenue of AED 16.8 billion and net profit of AED 4.9 billion in the first half of 2026, on a development backlog of AED 71.6 billion.
Anyone who wants a small cheque on day one — 10% plus the 4% registration and the admin fee is AED 1,906,839 on the entry villa. Anyone who needs the built area to explain the price, because it does not: every five-bedroom is the same 6,272 sq ft and the prices across them move AED 1,642,136. Anyone who wants the beach or Downtown close, at 30 minutes each. And anyone counting on a mortgage to carry it, because off-plan lending caps at 50% and no bank lends you the registration fee.
Why this project
Athlon Villas Location
Athlon sits in Dubailand, on the E611 and the D54.
The drive times are honest about where this is. Dubai International is 25 minutes, the Burj Khalifa 30 and Jumeirah Beach 30. This is not a beachfront or Downtown address and it does not price like one.
What the location buys is the ground around the house. The trail-running, cycling and family loops, the clubhouses, the courts and the parkland all sit inside the community rather than a drive away, and the cycling loop connects out to the wider network.
Life at Athlon Villas
About ALDAR
Aldar is Abu Dhabi's largest listed developer. It builds in Dubai through a joint venture with Dubai Holding formed in late 2023, where Dubai Holding contributes the land and Aldar runs the development — concept, design, sales, delivery and management.
The joint venture expanded in June 2026 with AED 38 billion of new developments and around 14,000 homes at Nad Al Sheba and Palm Jebel Ali.
In the first half of 2026 revenue rose 8% and net profit 18%. Development sales reached AED 12.1 billion and cash collections AED 7.6 billion.
Athlon launched in May 2024 and is the UAE's first community certified LEED Platinum for planning and design. Aldar's Abu Dhabi district is Marsa Al Saadiyat on Saadiyat Island.
Athlon Villas — Frequently Asked Questions
What is the cheapest villa available at Athlon?
AED 13,582,780, for a Premium five-bedroom at 6,272 sq ft built-up. That works out at AED 2,166 per sq ft.
Which villas are selling now at Athlon?
The Premium five-bedroom and the Premium six-bedroom.
What is the payment plan at Athlon?
40/60. Two payments of 5% both fall on the reservation date. Then 5% at seven months and 25% at fifteen months, with 60% on handover. The instalments run from your own booking date, so the calendar shifts with when you reserve.
How much do I pay on day one?
Ten per cent plus the 4% registration and the AED 5,250 admin fee. On the entry villa that is AED 1,906,839.
How much do I pay before I get the keys?
Forty per cent plus the fees. On the entry villa that is AED 5,981,673. A schedule asking 60% before handover would take AED 8,149,668.
What is the biggest single payment before handover?
The 25% at fifteen months from booking — AED 3,395,695 on the entry villa and AED 5,055,347 on the largest.
When does Athlon hand over?
30 September 2028.
How big are the Athlon villas?
The Premium five-bedroom is 6,272 sq ft built-up. The Premium six-bedroom runs 8,768.7 to 9,207.12 sq ft built-up.
Which villa has the lowest rate per square foot?
The six-bedroom. Its rate cannot exceed AED 2,306 a foot on any pairing of the published price and area bands, and the dearest five-bedroom runs AED 2,427.
Why do two identical five-bedroom villas cost different amounts?
Every Premium five-bedroom is the same 6,272 sq ft built-up, and prices run from AED 13,582,780 to AED 15,224,916. The AED 1,642,136 spread is plot and position rather than size.
What does the sixth bedroom cost?
The step from the dearest five-bedroom to the entry six-bedroom is AED 3,341,216 for at least 2,496.7 sq ft, which is AED 1,338 per sq ft. Every other foot in either home prices between AED 2,016 and AED 2,427.
What fees do I pay on top of the price?
Four per cent of the price to register, paid once, plus an AED 5,250 admin fee from Aldar. No agency commission — Aldar pays us.
Is Athlon freehold?
Yes, for all nationalities. A purchase above AED 2 million also qualifies you for the 10-year Golden Visa.
Can I get a mortgage on an off-plan villa at Athlon?
Up to 50% of the price. That cap applies to every off-plan home in the UAE, and banks cannot lend you the registration fee on top.
Can I sell before handover?
Yes, once you have paid Aldar's threshold and hold a no-objection certificate. The registration fee runs again on the new buyer, and the transfer terms sit in your contract.
What amenities are at Athlon?
Three loops — 4.6 km trail-running, 3.7 km cycling and 2.2 km family — plus seven clubhouses and a Signature Clubhouse. On site there is a gym, fitness nodes, a pump track, splash pads, family and lap pools, a play park, padel, MUGA and basketball courts, table tennis, rock climbing, a skate park, a yoga platform, a cinema lawn and a meditation deck.
Do I pay you a commission?
No. Aldar pays us.
Still deciding? A private-client advisor can walk you through availability, payment plans, and whether this project fits your brief.
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