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PAYMENT PLAN
UNIT PRICE | AED 22,100,000 |
PAYMENTS ON TRANSFER
1. Payment to seller | AED 22,100,000 |
2. DLD Transfer fee 4% + 40 AED | AED 884,040 |
3. DLD Registration Trustee fee + 5% VAT | AED 5,250 |
4. Buyer's agent commission 2% + 5% VAT | AED 464,100 |
SUMMARY
Total on Transfer | AED 23,453,390 |
TOTAL COST FOR BUYER | AED 23,453,390 |
ABOUT THIS DEAL
DEAL SUMMARY
This property is a ready 5-bedroom villa at Address Villas Hillcrest on a 6,986 sq.ft plot with 10,373 sq.ft built-up area, configured across two storeys with a basement level and provision for a private elevator. Asking price is AED 22,100,000, equivalent to AED 2,131 per square foot on BUA. Recent Dubai Land Department transactions at the sub-community show plot-level sales in the AED 24 million to AED 26.5 million range, placing this entry approximately 8 to 17 per cent below comparable closed transactions on a like-for-like branded villa basis within the same cluster.
Dubai Hills Estate branded villa gross rental yields typically run 4.5 to 5.5 per cent for ready stock, supported by corporate relocation and senior executive tenant demand. A conservative annual rent assumption of AED 1.0 million to AED 1.2 million implies a gross yield in the 4.5 to 5.4 per cent range at the current asking price. The holding thesis is capital preservation and steady rental income through a long-hold horizon, positioned at the top tier of Dubai Hills villa inventory where supply of branded, ready product remains structurally constrained.
PROJECT DESCRIPTION
OVERVIEW
Address Villas Hillcrest is a gated, low-density villa sub-community within Dubai Hills Estate, located to the western edge of the master development. The project is delivered by Emaar Properties in collaboration with Address Hotels + Resorts, marking the first villa-only community to carry Address branding. Construction began in December 2022 and the community is now classified as ready. The scheme comprises 138 two-storey villas with basement levels, arranged around a central water feature incorporating an urban river, lily pond and two fountain-fed lakes. Each villa is specified with provision for a private elevator. The main contractor is Aroma International Building Contractors. The Dubai Land Department records the project value at AED 641 million, positioning the development within the top tier of Dubai Hills branded inventory.
LOCATION AND MASTERPLAN CONTEXT
Dubai Hills Estate is a mixed-use master community developed by Emaar Properties, occupying the intersection of Al Khail Road (E44) and Umm Suqeim Street (D63) within Mohammed Bin Rashid City. The community is organised around the Dubai Hills Golf Club, an 18-hole championship course that forms the central landscape feature. Address Villas Hillcrest sits on the western boundary of the estate adjacent to established villa clusters and open recreational corridors, placing the sub-community within the low-density villa segment of the masterplan rather than the apartment clusters closer to Dubai Hills Mall.
TRANSPORT AND ACCESSIBILITY
The community has direct road access to Al Khail Road and Umm Suqeim Street, providing connectivity across central Dubai. Typical drive times are approximately 16 minutes to Downtown Dubai, 15 minutes to Palm Jumeirah, 12 minutes to Burj Al Arab, and 18 minutes to Jumeirah Beach Residence. Dubai International Airport is reached in around 21 minutes by road, with Al Maktoum International approximately 33 minutes. The Etihad Rail passenger network and future Dubai Metro Blue Line extensions are planned to improve mass transit access to Dubai Hills Estate in the medium term. Current public transport provision within the estate itself remains limited, with residents predominantly reliant on private vehicles.
AMENITIES AND FACILITIES
Residents access the shared Dubai Hills Estate amenity stack, which includes the 18-hole championship golf course, landscaped park networks, community swimming pools, cycle and jogging tracks, and children's play areas. The immediate sub-community layout incorporates landscaped lakes, water features, and pedestrian walkways specific to the Hillcrest cluster. Villas are positioned to face the internal landscape rather than peripheral arterial routes, supporting a low-noise residential environment. Dubai Hills Park sits approximately 0.4 kilometres from the sub-community boundary, and Dubai Hills Mall is within a short drive.
SURROUNDING INFRASTRUCTURE
Education provision is strong at the primary and secondary levels. GEMS International School Al Khail and GEMS Wellington Academy Al Khail sit within 2 kilometres of the villa cluster, with additional highly rated schools including Kings' School Al Barsha and Safa Community School in the wider catchment. Healthcare is served through King's College Hospital London in Dubai Hills and Mediclinic Parkview Hospital, both within a short drive. Retail and leisure provision includes Dubai Hills Mall and Mall of the Emirates, with Ski Dubai at Mall of the Emirates roughly 5 kilometres away. Golf facilities include Dubai Hills Golf Club at 2.3 kilometres, Arabian Ranches Golf Club at 6.4 kilometres, and Montgomerie Golf Course at 8.4 kilometres.
MARKET POSITION AND INVESTMENT CONTEXT
Dubai Hills Estate villa inventory has been among the strongest-performing segments of the Dubai residential market since 2022, driven by constrained supply of completed branded villas within master communities. Recorded Dubai Land Department transaction data for Address Villas Hillcrest shows plot-level sales in the AED 24 million to AED 26.5 million band, with variation driven by plot size, orientation, and proximity to the internal water features. The Address brand association typically commands a 15 to 25 per cent premium over comparable non-branded villa inventory in the same estate. Tenant demand for Dubai Hills villas is concentrated in the corporate relocation and senior executive segment, supporting gross rental yields in the 4.5 to 5.5 per cent range for ready branded villas. The ready status of the community removes construction-timeline risk from the investment case.
CONCLUSION
Address Villas Hillcrest suits capital-preservation and long-hold investors seeking exposure to the top tier of Dubai Hills villa inventory with the Address brand premium. The combination of low-density layout, ready status, and Emaar-developed masterplan supports a holding thesis oriented toward long-term capital retention and steady rental income rather than short-term trading. Principal risks are the concentration of branded villa supply arriving across multiple Dubai Hills sub-communities through 2026 to 2028 and the relatively narrow exit buyer pool at the AED 22 million and above price point. The sub-community sits at the intersection of Emaar build quality, Address hospitality standards, and the mature Dubai Hills Estate infrastructure stack.