This five-bedroom villa with a maid's room at Paradise Hills, Dubailand, is offered at AED 7,950,000 against a market price of AED 9,500,000 — AED 1,550,000, or 16.3%, below market. The plot is 4,900 sq.ft and the villa is arranged over ground, first floor and roof. The payment structure is the simplest on our books: the full AED 7,950,000 goes to the seller at transfer, there is no developer balance and no instalment plan to inherit, and with DLD, trustee and agency fees the total cost to the buyer is AED 8,440,240. Handover is stated as February 2027. The discount is quoted against market rather than an original developer price, which is the appropriate basis where the reference figure is a comparable rather than a first buyer's contract.
Gulf Land · Dubailand
DISTRESS DEAL: 5-BR + Maid's IN PARADISE HILLS
- Unit
- 5-BR + Maid's
- Size
- 4,900 sq.ft
- Developer
- Gulf Land
The discount is measured against the market price recorded for this unit, not against a valuation.
Available when we last checked. The asking price shown is the one published when the listing was added on 19 September 2026, and it is not re-checked against the market automatically. Confirm availability and price with us before you act on it.
On this page
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The numbers
Payment breakdown
- Payment to sellerAED 7,950,000
- DLD Transfer fee 4% + 40 AEDAED 318,040
- DLD Registration Trustee fee + 5% VATAED 5,250
- Buyer's agent commission 2% + 5% VATAED 166,950
- Total on transferAED 8,440,240
Ask us to walk through this schedule, or to confirm the current balance with the developer before terms are agreed.
Ask about these termsUnit details
- Property type
- Villa
- Plot
- 4,900 sq.ft
- Structure
- G+1+R
- Bedrooms
- 5 plus maid's room
- Handover
- February 2027
Photography
Gallery
Distress Deal
PROJECT DESCRIPTION
OVERVIEW
LOCATION & TRANSPORT
Golf City sits in the Dubailand corridor in the south-west of the city, part of the belt of low-density villa communities that has expanded steadily along Emirates Road and Sheikh Mohammed Bin Zayed Road. The defining characteristics of this corridor are space and price: plots and built areas are substantially larger for the money than anything comparable closer to the coast, and the trade is journey time. Access is by road, with Emirates Road giving a route north towards Sharjah and south towards Dubai South and the Expo district, and Sheikh Mohammed Bin Zayed Road running parallel closer to the city. There is no metro service in this part of Dubailand and there is unlikely to be one soon, so households here are car-dependent by design. The buyer profile is accordingly an end-user family rather than a yield-focused investor.
AMENITIES & SURROUNDING
Paradise Hills is a Gulf Land development, and the community is built around the golf-oriented positioning the district's name signals. A G+1+R configuration on a 4,900 sq.ft plot gives a substantial internal area across three levels, with the roof typically delivered as usable terrace, and the maid's room indicates the villa is specified for a family running staff rather than as a downsized product. The wider Dubailand villa belt has matured considerably over the past few years, with schools, clinics and retail arriving behind the housing rather than ahead of it, and a buyer should verify what is actually open today against what the masterplan promises. For a family, the practical questions are school catchment and the state of the internal road network at handover.
MARKET
On the headline figures, a five-bedroom villa with a maid's room under AED 9m in a completing Dubailand community is competitively positioned against the established villa districts closer in, where the same accommodation carries a materially higher entry. The risks are the district's supply pipeline, which is substantial across the Dubailand villa belt, and the dependence on private transport for every journey a household makes.
CONCLUSION
This suits an end-user family wanting space and a villa footprint at a Dubailand price, completing in February 2027. The AED 1,550,000 reduction is measured against a stated market price rather than an original contract price or our own valuation.
Location
PARADISE HILLS — Dubailand, Dubai
Illustrative model
Scenario modeller
Set your own assumptions and see how DISTRESS DEAL: 5-BR + Maid's IN PARADISE HILLS behaves as a cash purchase, the same purchase mortgaged, or a capital-only resale.
The date this listing was added to our records. The asking price below is the one published then, and is not re-checked against the market automatically — confirm it with us before relying on it.
Set service charge, maintenance & management, vacancy allowance above to see cash back — until then this figure would be assuming zero for them.
ROI and IRR are calculated on this figure: the price plus every cost of getting the keys.
No rental evidence is held for this unit. The rent figure is yours to set — we have not assumed one. Until you enter a gross annual rent, the yield, ROI/ROE and IRR figures reflect capital movement and costs only.
Figures marked “—” need service charge, maintenance & management, vacancy allowance entered above — we do not compute them on an assumed zero.
Cash-flow schedule — the 5-year figures the IRR is solved from (incomplete, see note)
| Year | Net operating income | Sale proceeds, net | Net cash flow |
|---|---|---|---|
| 0 · today | — | — | −AED 8,434,950 |
| 1 | AED 0 | — | AED 0 |
| 2 | AED 0 | — | AED 0 |
| 3 | AED 0 | — | AED 0 |
| 4 | AED 0 | — | AED 0 |
| 5 | AED 0 | AED 7,783,050 | AED 7,783,050 |
| Years 1–5 | AED 0 | AED 7,783,050 | AED 7,783,050 |
| Less the year-0 outflow of AED 8,434,950 → total profit | −AED 651,900 | ||
Exit at year 5: illustrative sale price AED 7,950,000 less selling costs AED 166,950 = AED 7,783,050 net. The final column is the schedule the IRR is solved from. Rent is held flat in nominal terms — the rent-growth field is at 0% — as is the service charge, so no inflation is assumed on either side. This audit table is arithmetic, so every row must resolve to a number — but service charge, maintenance & management, vacancy allowance are not set above, and the figures here currently assume zero for them. Nothing on this table should be read as a result until you set them; the headline tiles above withhold theirs for exactly this reason.
Sensitivity — the same purchase at −5% to +5% exit growth
| Exit growth | Exit price | Total profit | ROI | IRR |
|---|---|---|---|---|
| −5% p.a. | AED 6.15M | — | — | — |
| −3% p.a. | AED 6.83M | — | — | — |
| 0% p.a.your figure | AED 7.95M | — | — | — |
| 3% p.a. | AED 9.22M | — | — | — |
| 5% p.a. | AED 10.1M | — | — | — |
Each row re-runs the whole model with only the exit growth rate changed, over the same 5-year hold. The 0% and negative rows are not a worst case — they are simply what the same purchase returns if prices do not rise. Dubai prices have fallen in the past and can fall again. The return columns are shown as “—” until a gross annual rent is set; the total profit column reflects capital movement, purchase and sale costs and the service charge only.
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.
Email my results
We’ll send this scenario — your assumptions and the figures they produce — to your inbox.
Set service charge, maintenance & management, vacancy allowance above and we can email you this scenario. Until then every headline figure reads “—”, because the model would otherwise be assuming zero for them — and we publish no figure for them.
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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