Master-planned golf and family community between Downtown and Al Barsha. This page sets out the current asking-price band for villas in Dubai Hills Estate, the gross yields investors are underwriting, and every one-off cost you pay on top.
Worked on a mid-range unit of 6,250 sq ft at AED 2,125 per sq ft. Figures are indicative market ranges, not an offer on any specific property.
| Indicative purchase price | AED 13,281,250 |
|---|---|
| Land-department transfer fee (4%) | AED 531,250 |
| Agency commission (2% + VAT) | AED 278,906 |
| Trustee & registration | AED 4,000–6,000 |
| All-in one-off costs | ≈ 6.1% of price |
| Indicative gross annual rent | AED 717,188 |
| Annual service charge | AED 40,625 (AED 4–9/sq ft) |
| Indicative net yield after service charge | 5.1% |
| Annual property tax | 0% — the UAE levies none |
| Tax on rental income (UAE) | 0% |
Net yield excludes management fees, vacancy and maintenance. Assume 8–12% of gross rent for a managed long-let and more for short lets.
Families on long leases, schools and the mall inside the community keep vacancy very low.
Villa tickets are large and resale takes longer than apartments; entry pricing has already re-rated substantially.
Family-tenant demand with low vacancy and land value in the price, but a higher ticket, slower resale and maintenance you carry yourself.
Entry tickets here already sit at or above the AED 2 million level commonly applied for the 10-year Golden Visa, so a single purchase can support a residency application. Non-residents can generally borrow 50–60% loan-to-value from UAE banks, residents up to 80% on a first home, subject to income and age criteria.
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OPAVITA is an introduction service, not a licensed broker. Ranges on this page are indicative market data for orientation; no specific property, project or price is offered.