1 of 36 · Large Layout · Lake & Skyline View

The subject villa offers 4 bedrooms, 4 bathrooms and 3,998 sqft of living space at AED 13.5 million (≈ USD 3.68 million), translating to AED 3,377 per sqft. Internal metrics show the asking price is only 40% of the market benchmark, implying roughly a 60% discount. The internal gross yield estimate of 5.7% is attractive for a ready‑to‑move villa in a premium gated community. The Lakes scores 84 on internal location quality and 48 on overall score, reflecting strong amenity proximity and stable demand. Allsopp & Allsopp – Emirates Living is a reputable developer, reducing developer‑credit risk. However, the villa segment in this enclave trades infrequently, resulting in thin liquidity and a lack of recent comparable transactions (sampleSize = 0). The internal risk index of 26 is modest, but the absence of market depth warrants a medium‑severity liquidity flag. Yield figures are gross; after accounting for service charges, vacancy and management fees, net returns are likely 1–2 percentage points lower, placing realistic net yield in the 3.5%–4.5% band. The property’s 59‑day market exposure suggests a motivated seller, but investors should verify the transaction details against the Dubai Land Department register before finalising any offer.

Confirm the transaction details in the Dubai Land Department register and use the ~60% price‑to‑market gap (AED 3,377 psf vs district median) as a hard anchor. Emphasise the 59‑day days‑on‑market as evidence of seller motivation, and propose a price that narrows the discount to a more market‑aligned level while preserving upside.

Given the absence of recent transaction data, market direction is unclear. Historical demand for premium waterfront properties in The Lakes suggests a neutral to slightly positive outlook, pending broader Dubai market trends.