Distress Deal
This unit has sold and is no longer available. 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 21 May 2026 and is historic. It is not an indication of what the same unit, or a comparable one, would cost today.
On this page
The numbers
| UNIT PRICE | AED 2,465,000 |
| 1. Payment to seller | AED 705,868 |
| 2. DLD Transfer fee 4% + 40 AED | AED 98,640 |
| 3. DLD Registration Trustee fee + 5%VAT | AED 5,250 |
| 4. Buyer's agent commission 2% + 5%VAT | AED 51,765 |
| 1-Jun-2026 | AED 293,189 |
| 26-Feb-2026 | AED 293,189 |
| 60% Construction | AED 293,189 |
| 80% Construction | AED 293,189 |
| On Handover | AED 586,376 |
| Total on Transfer | AED 861,523 |
| Total remaining Payment Plan | AED 1,759,132 |
| TOTAL COST FOR BUYER | AED 2,620,655 |
Photography
Distress Deal
This 2-bedroom corner apartment in Golf Hillside, Dubai Hills Estate, is offered as a distress deal at AED 2,465,000. The original price, including DLD fees, was AED 3,049,164, making the current offer approximately 19.2% below the original developer price. With a size of 1,195 sq.ft, the entry basis stands at AED 2,063 per sq.ft. This is a post-launch, off-plan resale with handover targeted for Q4 2028. The unit is positioned on a mid-level floor (levels 4-8), features a balcony, and enjoys direct golf course views. The immediate investment case is a significant discount to recent developer pricing, with a payment plan structure that reduces upfront capital outlay. The buyer is acquiring a future-ready Emaar product in a maturing master community, with the discount reflecting both the off-plan status and the seller’s urgency.
Golf Hillside is located within Dubai Hills Estate, a large-scale, master-planned community by Emaar in Mohammed Bin Rashid City. The building sits adjacent to the Dubai Hills Golf Course, providing open green views and a quieter residential setting compared to more urbanised districts. Access to the wider city is straightforward: Al Khail Road and Umm Suqeim Street connect residents to Downtown Dubai, Dubai Marina, and the main business corridors within 15-20 minutes by car. Public transport options are developing, with bus links and future metro connectivity planned as the area matures. For daily convenience, the community is car-oriented, but ride-hailing and local shuttle services are commonly used. The location appeals to both end-users and tenants seeking a balance between city access and a parkland environment.
Golf Hillside is a 22-storey residential tower with a focus on wellness and active living. Amenities include an adults-only pool, children’s pool, gymnasium, yoga lawn, outdoor fitness facilities, multi-purpose sports area, barbecue area, children’s play zones, and a multi-purpose room for community events. The building aims for Gold LEED and Al Safat Certification, reflecting a commitment to sustainability and energy efficiency. Residents benefit from direct access to the Dubai Hills Golf Course, landscaped parks, and walking trails. The wider Dubai Hills Estate offers Dubai Hills Mall, supermarkets, schools, medical clinics, and a variety of cafes and restaurants, all within a short drive or walk. The surrounding villa communities and green spaces contribute to a low-density, family-friendly environment, while the retail and leisure infrastructure supports both daily living and lifestyle needs.
At AED 2,063 per sq.ft, this unit is priced below recent transaction levels for comparable 2-bedroom apartments in Golf Hillside, where Dubai Land Department records show sales between AED 2,348 and AED 2,793 per sq.ft in early 2026. The discount positions the deal attractively for investors seeking below-market entry in a branded Emaar project. Dubai Hills Estate has established itself as a preferred address for both local and expatriate families, with strong rental demand driven by proximity to schools, healthcare, and major employment hubs. Liquidity for completed units in Dubai Hills Estate has historically been robust, although off-plan resales can face longer holding periods and require careful attention to payment plan obligations. The main risk points are construction timeline adherence, evolving service charge levels, and the broader supply pipeline in Dubai Hills Estate, which could impact future pricing and rental yields. However, the combination of a recognised developer, established community infrastructure, and a meaningful price advantage provides a defensible investment case.
For investors, this distress deal offers a discounted entry into an Emaar-developed, golf-facing apartment in one of Dubai’s most sought-after new communities. The payment plan structure reduces initial capital exposure, while the 19.2% discount to original price provides a buffer against market fluctuations and future supply. The main considerations are the off-plan status, with handover expected in Q4 2028, and the need to monitor construction progress and service charge developments. If the buyer’s timeline and risk profile align with a medium-term hold, this unit offers a practical route to Dubai Hills Estate exposure at a lower basis than recent comparable sales. The deal is best suited to investors comfortable with off-plan dynamics, seeking capital appreciation and future rental potential in a maturing, amenity-rich environment. As always, due diligence on payment schedules, developer track record, and resale liquidity is advised before commitment.
Illustrative model
Set your own assumptions and see how DISTRESS DEAL: 2-BR IN GOLF HILLSIDE 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 actually considering.
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 Realty is a trading brand; the RERA-licensed entity is The Luxury Real Estate Brokers LLC.
GOLF HILLSIDE — Golf Course, Dubai
