This five-bedroom villa in Address Villas Hillcrest, Dubai Hills Estate, is offered as a distress deal at AED 22,300,000. The original price was AED 24,566,764, positioning this listing at a 10% discount to the developer’s reference. The plot measures approximately 6,986 sq.ft, with a built-up area (BUA) of 10,373 sq.ft, translating to an entry basis of around AED 2,150 per sq.ft on the built-up area. The villa is ready and vacant, with a single-row layout, basement, ground, first floor and rooftop configuration. The immediate investment thesis is clear: this is a completed, branded villa in a prime Emaar master community, available below launch pricing, with no handover or construction risk. For investors, the value is in acquiring a substantial, ready asset with Address Hotels + Resorts branding, in a location that has seen consistent end-user and investor demand.
ADDRESS VILLAS HILLCREST · Dubai Hills EstateEmaar · Dubai Hills Estate
DISTRESS DEAL: 5-BR - ADDRESS VILLAS HILLCREST
- Unit
- 5-BR
- Size
- 10,373 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 14 April 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 22,100,000
- DLD Transfer fee 4% + 40 AEDAED 884,040
- DLD Registration Trustee fee + 5% VATAED 5,250
- Buyer's agent commission 2% + 5% VATAED 464,100
- Total on transferAED 23,453,390
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Floor plan
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
Address Villas Hillcrest is situated within Dubai Hills Estate, a large-scale, master-planned community by Emaar Properties. The estate is located at the intersection of Al Khail Road (E44) and Umm Suqeim Street (D63), offering direct connectivity to Downtown Dubai, Dubai Marina, and other key districts. The wider Dubai Hills area is well-served by major road networks, making car access straightforward for both residents and visitors. Public transport options are developing, with bus routes and future metro connectivity planned to support the area’s growth. For daily living, the location provides practical access to business hubs, schools, and healthcare facilities, supporting both family and executive tenant profiles. The villa’s position within a gated sub-community enhances privacy and security, while still benefiting from the broader infrastructure of Dubai Hills Estate.
AMENITIES & SURROUNDING
Residents of Address Villas Hillcrest have access to a comprehensive suite of amenities, both within the sub-community and across Dubai Hills Estate. The project is designed around landscaped walkways, an urban river, lily pond, and lakes with fountains, creating a resort-style environment. Each villa is provisioned for an elevator, and the layout supports multi-generational living. Shared amenities include community pools, parks, play areas, and bicycle routes. The wider estate features a championship golf course, Dubai Hills Mall, schools, and healthcare facilities. Retail, dining, and leisure options are integrated throughout the district, providing a self-contained living environment. The Address branding brings a hospitality-led approach to service and maintenance, which can appeal to both end-users and tenants seeking a higher standard of residential experience. The area’s infrastructure is mature, supporting immediate occupancy and ongoing demand.
MARKET
The Dubai Hills Estate villa market has shown resilience and depth, with branded residences such as Address Villas Hillcrest attracting both local and international buyers. The 10% discount to original price provides a visible entry advantage, especially given the ready and vacant status. Comparable villa transactions in the area have ranged widely depending on plot size, build quality, and brand association, but Address-branded stock typically commands a premium over non-branded alternatives. The main buyer profiles are end-users seeking a family home in a central location, and investors targeting long-term rental income or capital appreciation. Liquidity for completed, branded villas in Dubai Hills is generally strong, supported by the area’s reputation and Emaar’s track record. Key risk points include ongoing service charges, competition from new launches, and the need to benchmark against recent transaction data rather than only developer pricing. Rental yields for large villas in Dubai Hills are typically in the low to mid-single digits, with upside linked to the Address brand and the estate’s maturing infrastructure.
CONCLUSION
For investors seeking immediate exposure to Dubai’s villa market, this Address Villas Hillcrest deal offers a balanced entry: a completed, branded asset at a 10% discount to original price, with no construction or handover risk. The villa’s size, layout, and vacant status support both end-user and rental strategies, while the Address brand and Dubai Hills location underpin long-term demand. The main considerations are ongoing operating costs and the need to validate current market comparables, but the core case is straightforward: this is a substantial, ready villa in a central, amenity-rich community, priced below recent developer benchmarks. For buyers prioritising liquidity, usability, and brand recognition, this deal presents a practical, defensible option in the current Dubai residential market.
Location
ADDRESS VILLAS HILLCREST — Dubai Hills Estate
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 5-BR - ADDRESS VILLAS HILLCREST 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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