Emaar Montura 2 at Grand Polo

Montura 2 is one of 22 residential clusters inside Grand Polo Club & Resort, Emaar’s equestrian master community in Dubai Investments Park. Emaar publishes it as standalone villas from AED 5.5 million and, beyond that, publishes remarkably little.

How many bedrooms, and how big

Emaar’s own page lists three and five bedroom villas. The Land Department record, as republished by Propsearch, also describes a mix of three- and five-bedroom villas. Most portals list three, four and five. Two sources including the developer say two bedroom counts; the market says three. This page publishes Emaar’s version and records the four-bedroom claim as unconfirmed rather than splitting the difference.

The size question is worse, and it is the most useful thing on this page. Portals almost universally quote Montura 2 as 2,948 to 8,607 sq ft. That is not Montura 2’s range. It is the size span of the entire Grand Polo community, from its smallest three-bedroom to its largest equestrian five-bedroom, lifted wholesale and reattached to a single cluster. A buyer reading it would think an 8,607 sq ft home is available here at a AED 5.5 million entry.

The one Montura 2 listing carrying its own measured figures puts a three-bedroom at 3,015 sq ft built-up on a 4,650 sq ft plot, asking AED 5,440,000. That is a built ratio of about 65 per cent, which is a genuine garden rather than a house filling its plot, and it is a far more plausible description of this cluster than the community-wide range.

Price

Note that the market asking price sits below Emaar’s stated floor — AED 5,440,000 against AED 5.5 million. That usually means one of two things: an assignment being resold at or under the original price, or a listing quoting an older launch figure. Neither is a problem, but it does mean the AED 5.5 million on Emaar’s site is not reliably the cheapest way into this cluster. Ask what is available direct and what is available by assignment, and compare the two on total cost including transfer and any assignment fee.

The payment plan, and why two versions circulate

Emaar publishes no payment plan for Montura 2. Two different structures circulate in the market, and they are not close to each other:

A booking cheque of 10 per cent versus 30 per cent on an AED 5.5 million villa is the difference between AED 550,000 and AED 1,650,000 on day one. That is not a detail to resolve after signing. This page publishes the 10/70/20 because more sources carry it and one of them sets out a dated schedule, but the only version that counts is the one on the reservation form in front of you.

The dated schedule reads: 10 per cent on booking, then seven instalments of 10 per cent running from August 2025 to June 2028, then a final 20 per cent in April 2029.

It is marketed as post-handover. It is not.

The plan is widely advertised as an 80/20 post-handover structure. Set the schedule against the completion date and that description does not survive: the final 20 per cent falls due in April 2029 and the recorded completion is 31 May 2029. The last cheque clears roughly a month before handover, not after it. One hundred per cent of the price is paid before keys.

That is a materially different product from a true post-handover plan, where part of the price is carried after you take possession and can be serviced out of rent. Anyone choosing this over a competing scheme because of the post-handover label is choosing on a description the schedule does not support.

Note also that the instalments are date-driven, not construction-linked. They fall on fixed calendar dates whether or not the building keeps pace. On a project the register still shows at the planning stage, that puts the timing risk on the buyer rather than on progress.

What the register says

The Land Department filing puts Montura 2 at 206 units with a declared project value of AED 269,426,000, and records the project as being at the planning stage with construction yet to start.

Those two numbers need reading together or they look like a contradiction. AED 269,426,000 across 206 homes averages about AED 1.31 million a unit, against an entry price of AED 5.5 million. The declared value is the developer’s pre-construction estimate of what it costs to build, filed with the Land Department. It is not what the homes sell for, and the gap between the two is land, infrastructure, marketing and margin. A declared value well under the sale price is normal on villa product; it is worth knowing only so the figure is not mistaken for a valuation.

The status line is the one to act on. A register showing construction not yet started, against a payment schedule whose instalments began in August 2025 and run to fixed calendar dates, means money is moving on the plan regardless of what is happening on the plot. Ask for the current construction percentage and the latest inspection date before the next instalment falls due.

Location

Grand Polo Club & Resort sits in Dubai Investments Park, off Sheikh Mohammed Bin Zayed Road and the Expo corridor. Emaar quotes five minutes to Al Maktoum International Airport, twenty to Dubai Hills Estate and twenty-eight to Dubai Marina — developer figures, off-peak, and worth timing yourself.

The genuine advantage is that Dubai Investments Park has a working Red Line metro station, on the branch built for Expo 2020. Very little new villa stock in outer Dubai sits in a district with rail already running rather than promised. The honest qualifier is scale: the community is 5.54 million sqm, so a station serving the district is not a station serving your plot. Check the distance from the specific cluster.

What Dubai Investments Park does not yet have is a finished residential centre. Much of it remains industrial and logistics land, and the villa masterplans are arriving ahead of the retail and schooling that normally follows. A buyer here is backing the Al Maktoum corridor, not moving into a settled neighbourhood.

The equestrian question

Grand Polo commits 340,000 sqm to polo field and stables, which is a real land allocation rather than a theme. But Emaar has published nothing about how the club actually works: who operates it, whether residency confers membership, what stabling costs, or whether a Montura 2 buyer has any access at all beyond looking at it. On a community whose entire premise is equestrian, that is the question that decides whether the premium is worth paying. Get it answered in writing before reserving.

What Emaar has not published

Handled here rather than filled in. Emaar publishes an entry price and a bedroom range and stops. There is no size schedule for the cluster, no plot dimensions, no payment plan, no handover date, no unit count, no service charge, no completion specification, and no statement of what residents get from the polo club. The handover, unit count and payment structure on this page are market-reported or come from the register, and are labelled as such throughout. All of it is available on request from Emaar or an authorised agent, and all of it is worth having in writing before a reservation.