On he Golf Course · Huge Plot · Massive BUA

The property is a 6‑bedroom, 7‑bathroom villa spanning 10,605 sqft with a listed price of AED 23 million (≈USD 6.27 m) and a price per sqft of AED 2,169. Internal scoring shows a strong location rating (88) and a modest overall score (67), while the internal price‑vs‑market metric of –1% suggests the asking price is marginally below comparable market levels. The internal estimated gross yield of 6.5% is attractive for a luxury villa, though investors should expect net yields 1‑2 points lower after service charges, vacancy and management fees. However, the off‑plan status introduces construction‑delay risk, and the developer, Hills Field Real Estate, lacks a public track record in the data provided. The 91‑day market exposure indicates the listing is not moving rapidly, which may reflect either limited buyer interest at this price point or a potential for motivated negotiation. Overall, the asset balances a decent yield and location advantage against execution risk, positioning it as a BUY with caution.

Given the 1% price‑per‑sqft discount and 91 days on market, anchor your offer around AED 2,100 per sqft (≈AED 22.2 m total) and request a price reduction tied to the off‑plan risk. Verify the transaction details against the Dubai Land Department register before committing to ensure title clarity and confirm the developer’s completion schedule.

Given the absence of recent listings and price information, market signals are weak. Investors should monitor upcoming developments and broader Dubai trends before making decisions.