This two-bedroom corner apartment in Address Residences Dubai Hills Estate - Tower A is offered at AED 2,780,000. The source records an original price plus the 4% DLD fee of AED 2,948,284, so the asking figure sits AED 168,284, or 5.7%, below original price. The apartment measures 1,138 sq.ft of built-up area, giving an entry basis of AED 2,443 per sq.ft on that built-up area. It occupies the tenth to fifteenth floor band, looks towards Dubai Hills Mall, is a corner unit and carries a balcony. Handover is stated as February 2029 and the developer is Emaar. Two attributes separate this unit from others in the same tower and neither can be acquired later: the corner position, which brings light and outlook on two elevations, and the floor band.
ADDRESS RESIDENCES DUBAI HILLS ESTATE - TOWER A · Dubai Hills EstateEmaar · Dubai Hills Estate
DISTRESS DEAL: 2-BR IN ADDRESS RESIDENCES DUBAI HILLS ESTATE - TOWER A
- Unit
- 2-BR
- Size
- 1,138 sq.ft
- Developer
- Emaar
The discount is measured against the original price + DLD recorded for this unit, not against a valuation.
This unit has sold. The page is kept as a record of a deal we transacted. Every figure on it — the asking price, the discount to original price and the payment schedule — is the position as listed on 25 August 2026 and is historic. It is not an indication of what the same unit, or a comparable one, would cost today.
On this page
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The numbers
Payment breakdown
- Payment to sellerAED 1,504,301
- DLD Transfer fee (4% of OP + 40 AED)AED 113,436
- Trustee Office FeeAED 5,250
- Buyer's Agency Commission (2% + VAT)AED 58,380
- Total on transferAED 1,681,367
- 26-MAR-2027AED 283,489
- 03-OCT-2027AED 141,744
- 10-APR-2028AED 283,489
- On Handover (28-FEB-2029)AED 566,977
- Total remaining payment planAED 1,275,699
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Show me deals like this oneUnit details
- Property type
- Apartment
- Floor
- (10-15)
- View
- Dubai Hills Mall
- Handover
- February 2029
Layout
Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
Dubai Hills Estate occupies the ground between Al Khail Road and Umm Suqeim Street, roughly midway between Downtown Dubai and the Jumeirah coast, and it is one of the few large master communities to sit inside the city's established middle ring rather than beyond it. That position is the point of the address. Al Khail Road runs along the eastern edge and connects north to Business Bay and Downtown in one direction and south to Dubai Marina and Jebel Ali in the other, while Umm Suqeim Street crosses west towards Al Barsha, Mall of the Emirates and the coast. The community is laid out around an 18-hole golf course, with the residential clusters, the retail centre and the parkland arranged along a central spine. Travel is by car.
AMENITIES & SURROUNDING
Dubai Hills Estate is unusually complete for a community of its age. Dubai Hills Mall anchors the retail offer with a full-scale department and supermarket line-up, cinema and restaurant floors; Dubai Hills Park provides a large central green with a skate park, splash play, a boating lake and a jogging loop; and the Dubai Hills Golf Club sits at the centre of the plan. Schools, nurseries and clinics are established within the community rather than promised, which is the difference between an emerging and a settled address. This apartment looks towards the mall, which places the retail and dining offer on its doorstep, and its corner position gives it a second elevation and its own balcony. For the building's facility schedule and the floor plan, please contact us. Very few communities in Dubai offer that combination already built rather than promised.
MARKET
The 5.7% reduction is measured against the original price plus the 4% DLD registration fee, the basis the source publishes, and it compares the asking figure with the first buyer's commitment rather than with current resale evidence. We have not attached a valuation. At AED 2,443 per sq.ft on built-up area the entry basis reflects an established, fully serviced community and a branded Address residence, and it should be read against that rather than against emerging districts at the city's edge. The reduction is modest. Handover is stated as February 2029, which means the outstanding developer instalments are correspondingly large relative to the sum payable on transfer. That balance is the single most important figure for a buyer here, and we hold the schedule.
CONCLUSION
This suits a buyer who wants a branded corner apartment in a completed, fully amenitised community close to the centre of the city, and who is comfortable with a long run to a 2029 handover. The corner position, the floor band and the mall aspect are the durable attributes; the 5.7% reduction is a secondary consideration and should be treated as such. The long horizon cuts both ways: it spreads the remaining instalments over a longer period, which helps cash flow, but it also defers occupation or rental income by three years. Which of those matters more depends entirely on your purpose, and that is the conversation to have first. For the floor plan, the payment schedule and current availability, please get in touch.
Location
ADDRESS RESIDENCES DUBAI HILLS ESTATE - TOWER A — Dubai Hills Estate
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 2-BR IN ADDRESS RESIDENCES DUBAI HILLS ESTATE - TOWER A behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.
Enter the asking price to run the model.
Every figure recalculates as you type. Use the price you are considering.
Method
- Handover
- The date the unit is handed over, set in quarters from purchase. Gross rent, the vacancy allowance, maintenance and management, and the service charge all start there and not before — an unbuilt unit cannot be let and is not billed. The year handover falls in gets the exact fraction it is entitled to, not a rounded whole year. Capital growth is not treated this way: it compounds from today across the whole hold, because an off-plan unit can be sold before it completes. Where the holding period ends before handover, there is no operating income anywhere in the schedule and the whole return is capital movement less costs.
- Gross yield
- Gross annual rent ÷ purchase price. Before every cost. Where handover is in the future this is a stabilised full year from handover — a rate on the price, not a figure reduced by the construction period. The schedule shows what each year actually books.
- Net yield
- (Rent collected after the vacancy allowance − maintenance and management − service charge) ÷ purchase price. Stabilised on the same basis as the gross yield.
- Rent growth
- Compound annual movement in gross rent, applied from handover and stepping at each anniversary of it, which is when a tenancy renews. It may be negative. It does not touch the service charge, which is held flat in nominal terms.
- ROI
- Total profit over the whole hold ÷ total cash invested (price + all acquisition costs). Unlevered. Not an annual rate.
- ROE
- Total profit over the whole hold ÷ equity contributed (deposit + all acquisition and finance costs), after debt service. Levered. Not an annual rate.
- Cash-on-cash return
- Year-one operating cash flow, after debt service where there is a mortgage, ÷ cash invested. Reported separately from ROI/ROE and never merged with it. Year one means the first year of the schedule as it stands: where that year falls before handover it carries no rent, so on a mortgaged off-plan purchase the figure is negative — that is the year you fund out of pocket, and it is shown rather than smoothed away.
- IRR
- The annualised rate that discounts the dated cash-flow schedule above to a net present value of zero, solved numerically. Where the schedule has no sign change, or the solver does not converge on a single meaningful rate, we print “—” rather than substitute a simpler annualised-return figure.
An illustrative model, not a forecast, a valuation, an offer or investment advice. Every figure is generated from the assumptions on this page — some yours, the rest stated defaults, not promises. Rents, service charges, fees, vacancy, handover dates, financing terms and sale prices vary by unit and over time; past prices are not a guide to future prices. Returns are not guaranteed and capital is at risk.
Mortgage availability, loan-to-value, rate and term are subject to lender criteria and underwriting; nothing here indicates that finance will be offered. Figures exclude any tax payable in your country of residence — take independent financial, tax and legal advice before committing. Mitchell's Commercial Real Estate is a trading brand; the RERA-licensed broker is Stephen James Mitchell, BRN 68593.
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