Farm Gardens 1 handover guide: Inspections, costs and rental prices

Quick answer: To collect the keys to a Farm Gardens 1 villa, you need your final payment cleared, your land registration applied for and an AED 4,000 deposit paid to DEWA, Dubai’s electricity and water authority. Emaar holds one home orientation per villa, where any snags go on a checklist. Official DLD data shows villas let on registered leases since July 2026, with 4-bed villas at about AED 350,000 to AED 390,000 a year.

“Farm Gardens 1” is an informal name for the first Farm Gardens release at The Valley. Emaar simply calls it The Farm Gardens, and sells the later release as Farm Gardens 2. This Farm Gardens handover guide is for owners of that first phase: where handovers stand, what to prepare, how to use your home orientation properly, what villas are renting and selling for, and what to sort out if you plan to rent the villa out.

Farm Gardens 1: Latest handover status

Updated 10 November 2026. Handovers in Farm Gardens 1 have started. Official DLD data shows new leases registered on villas in the community starting from July 2026, with more in every month to October 2026. Owners can only lease a villa after Emaar’s handover, so some villas have been handed over and let since mid-2026.

That doesn’t mean every villa has been handed over. Handover happens villa by villa, and Emaar’s project page doesn’t publish a handover date, so your sale agreement and Emaar’s own notice are what count for your villa. Confirm these with Emaar:

• whether your villa is ready for handover;
• any payments or service charges still outstanding;
• the date of your home orientation;
• your key collection date.

Farm Gardens 2 is a separate project, sold later, so its handover timing isn’t covered by anything on this page. Check it with Emaar separately.

Getting your keys soon? We can start marketing your villa before handover, so a tenant is lined up once your keys and Ejari are ready. Talk to us about letting your villa.

What owners must prepare before Farm Gardens handover

Start early: your payment certificate and land registration both depend on your payments clearing. Documents differ for joint owners and companies, so follow the list Emaar sends you.

If a bank is paying your final instalment, ask it early how long the release takes, because Emaar’s cashier issues the Completion of Payment certificate only after the money has cleared.

If you can’t be there in person, Emaar asks for a power of attorney or notarised letter. Its 2025 handover factsheet says a power of attorney or notarised letter must be attested by the Dubai courts or, if you live overseas, notarised by the UAE embassy in your country and by the UAE’s foreign affairs ministry.

On DEWA, Emaar says the account must be transferred to your name before you take handover, and gives the deposit as AED 4,000 for villas and townhouses, plus reconnection charges. This applies even if you plan to lease the villa out, and you can’t take handover without it.

Home orientation and snagging checklist

Emaar’s Property Handover Department contacts you to book the orientation, a visit to the villa with its handover team. Anything that needs attention goes on a Home Orientation Checklist. Emaar’s FAQ is clear that only one orientation is held per unit, and that you can reschedule the date once, as long as the new date falls within the project’s official handover period.

So it’s your best chance to get snags (the term for small defects or unfinished items) recorded before you take the keys. It isn’t your last: snags you find later can still be reported to Emaar, as explained under After you get the keys. But anything on the orientation checklist is on record from day one.

Go in daylight if you can, and allow more time than you think your villa needs. If you’d like a professional inspector with you, ask Emaar’s handover team before the day whether your inspector can attend, because the FAQ doesn’t cover it.

Snagging checklist for a Farm Gardens villa

• Air-conditioning: turn on every zone and check that every room cools, and that no unit drips.
• Water: run every tap, shower and flush; check the water pressure, that drains empty quickly, and that nothing leaks under sinks or around toilets.
• Doors, windows, locks and seals: open and close every door, wardrobe and window, check every lock and key, and look for gaps in the seals.
• Sockets and lighting: turn on every light and switch, and test each socket (a phone charger is enough).
• Bathrooms: check that fittings are firm, grout and sealant are complete, and there’s no sign of damp around showers and baths.
• Walls and ceilings: look along them at an angle, because uneven paint and cracks show up best that way.
• Roof terraces and balconies: check the waterproofing, that drain outlets are clear, that water doesn’t pool, and that railings and glass are secure.
• Outside: check the garden drainage, the boundary walls and the paving for cracks, loose slabs or pooling water.
• Garage: open and close the garage door, test any remote, and check the car access.
• Landscaping or pool equipment: if any is installed, check the plants, irrigation, pumps and filters.
• Meters: photograph the DEWA electricity and water meter readings on the day, so your first bill starts from the right figure.
• Keys and access: count every key, remote and access card against the handover list.
• Photos: photograph every snag, close up and with enough of the room to show where it is, and make sure each one is on Emaar’s checklist before you leave.

Adjust the list to your own villa and whatever it has installed.

After you get the keys

For villas, Emaar’s FAQ lists the keys, a homeowner’s manual, a list of important contact numbers and a car security sticker as what you receive. Your title deed comes separately. Emaar says it will contact you to collect the registration documents, and that the deed is either collected directly from the Land Department or forwarded to Emaar’s office, in which case you’ll get an SMS or email and can collect it from Customer Care.

If you spot a snag after handover, report it to Emaar as soon as you find it. Emaar points owners to its Property Quality Assurance team on 800-EMAAR (800 36227) or pqa@emaar.ae, while its 2025 handover factsheet says to raise a service request through the Emaar ONE app or call 800-EMAAR. Use whichever Emaar has told you to use, and keep a written record of what you reported and when. The factsheet also lists a USB of warranty details among the items you receive with a villa, but the warranty length isn’t given on the pages we checked, so look at your sale agreement or ask Emaar.

Planning changes? Emaar requires a no objection certificate for any modification or improvement, and work isn’t allowed before handover. So get the certificate before you commit to a pool, a pergola or new landscaping.

Farm Gardens 1 rental prices and sale prices in 2026

These figures are official DLD data for Farm Gardens 1 only (not Farm Gardens 2), covering 1 November 2025 to 31 October 2026. Data checked 10 November 2026.

Registered rents

This is a small sample of registered leases, not an average. One of the 4-bed leases runs for two years, so we’ve shown its yearly equivalent. With so few leases so far, one new contract can move the range. The 5-bed villa’s lease was registered twice, so we’ve counted it once.

Sale prices

All 29 sales were resales. Many are likely to have been registered before handover, while the villas were still off-plan, so they may not show what a finished, handed-over villa sells for today.

Thinking of selling instead? Ask us for a sale valuation based on registered resales.

Asking rents on our site

On 10 November 2026, one of our 4-bed listings in Farm Gardens 1 was asking AED 364,990 a year, and one 5-bed listing in Farm Gardens 1 AED 495,000 a year. These are asking rents, not signed leases, and the rent agreed can end up higher or lower.

Our 5-bed asking rent is below the one registered 5-bed lease in Farm Gardens 1 (AED 550,000). With only one 5-bed lease so far, treat both as a guide until more are registered.

What moves the rent

The five 4-bed leases were all for villas with the same built-up area (5,421 sq ft), so the gap between them comes from other things:

• lease length: the one two-year lease came in lowest, at about AED 350,000 a year, as a longer lease often buys a lower rent (it was also on the smallest plot);
• plot size, which ranged from about 9,100 to 9,600 sq ft in those leases;
• position, such as a quieter street or an open view;
• landscaping, and how finished the garden is;
• a private pool;
• whether the villa is furnished.

Plot size alone didn’t decide it: the highest rent, AED 390,000, was on one of the smaller plots.

What that means as a return: on the average 4-bed resale price of AED 7.40 million, those five registered rents work out at about 4.7% to 5.3% a year gross, and about 5.0% at the middle lease of AED 370,000. That’s before service charges, maintenance and any agency or management costs, and the resale average includes sales made before handover, so check the figures against your own purchase price.

Own a villa in Farm Gardens? We can compare your villa with registered leases and asking rents, find a tenant and, if you want, manage the tenancy. Ask us for a rental valuation, see how our property management works, or WhatsApp us.

Renting out your Farm Gardens villa

Once the property is handed over to you, Emaar says you’re free to lease it. In Dubai, the lease must then be registered through Ejari, the Dubai Land Department’s tenancy system. Registration is also compulsory to connect utility services, according to the UAE government’s leasing guide.

Ejari, DEWA and other costs

We can register the Ejari for you; ask us for the cost.

As above, the DEWA account must be in your name at handover, even if you plan to lease. Agree in writing how the account moves over once a tenant arrives, so nobody is caught out when the first bill or the deposit comes up.

Setting the first rent

The Dubai Land Department’s FAQ says the rental index is indicative and isn’t mandatory for a new lease, so the first rent on a new villa is between you and your tenant. The limits come in at renewal. Under Decree 43 of 2013, the increase allowed ranges from 0% to 20%, depending on how far the current rent sits below the average market rent. Since January 2025 the Dubai Land Department has worked out these increases with its Smart Rental Index, and you can check the increase allowed with its Rental Index calculator. If you want to change the rent or terms at renewal, you must give at least 90 days’ notice before the contract ends, unless you both agree otherwise. We’ve covered renewals in our guide to tenancy renewal.

Handing the villa to a tenant

Give your tenant the villa with your snags closed, the appliances working and a simple inventory signed. A new villa with an open snag list is harder to let, and any dispute later is easier to settle when the condition is on paper. Our landlord’s guide covers the rest of the letting process, and our security deposit guide explains how deposits are settled at move-out.

If you’d rather not run the tenancy yourself, our property management team can look after rent collection, tenants and maintenance. The cost depends on the package, so ask us for a proposal.

Community facilities and moving in

The community is the selling point. Farm Gardens is designed around landscaping, community farming and outdoor space. For The Farm Gardens, Emaar lists community farming allotments, hydroponics, a petting zoo and animal farm, a grand lawn and stargazing platforms, and The Valley as a whole has a town centre, a sports village and Golden Beach. These are Emaar’s masterplan and advertised facilities, so owners and tenants should confirm which are open on their move-in date.

Emaar’s Valley page lists Ranches Primary School and Academic City as nearby education options, which is worth checking against your tenant’s plans if they have children.

Looking to buy or rent in Farm Gardens? See our Farm Gardens villas for sale (includes later phases) and Farm Gardens villas to rent, or browse all our homes for sale and homes to rent in Dubai.

Frequently asked questions

Sources

• Official DLD data: registered new leases and villa sales in Farm Gardens 1, 1 November 2025 to 31 October 2026 (checked 10 November 2026)
• Houzon: Farm Gardens villas to rent (asking rents on 10 November 2026)
• Emaar: The Farm Gardens at The Valley
• Emaar: The Farm Gardens brochure
• Emaar: Farm Gardens 2
• Emaar: The Valley
• Emaar: Frequently asked questions
• Emaar Community Management: Handover factsheet 2025
• Dubai Land Department: Register or renew a tenancy contract
• Dubai Land Department: Frequently asked questions
• Dubai Land Department: Decree No. 43 of 2013
• Dubai Land Department: Smart Rental Index 2025 launched (2 January 2025)
• Dubai Land Department: Rental Index
• Dubai Land Department: Tenancy guide
• Dubai Land Department: Service Charge Index
• u.ae: Leasing a property in the UAE

Information checked on 10 November 2026