Fully Upgraded · Central Location · Extended Villa

The property is listed at AED 6.45 million, translating to AED 2,310 per sqft, which is roughly 60% below the implied district median of AED 5,775 per sqft (derived from the internal price‑vs‑market factor of 40%). This sizeable discount drives the internal overall score of 43 and underpins a gross yield estimate of 6.4%, well above the typical Dubai villa benchmark. The location score of 70 reflects JVT’s growing appeal, yet the area still has a mixed supply of villas and townhouses, suggesting modest upside. The developer, haus & haus Real Estate, is not a marquee brand, adding a medium‑level credit risk, while the 42‑day market exposure hints at a motivated seller but does not guarantee urgency. Net yields will be lower after accounting for service charges, vacancy and management fees (typically 1–2 percentage points), placing realistic net returns in the 4.4‑5.4% range.

Confirm the transaction details against the Dubai Land Department register before committing. Use the 60% price‑per‑sqft discount and the 42‑day listing period as leverage to propose a price around AED 1.8‑2.0 million lower than the asking price, aligning with the district median. Emphasize the need for a clean title and ask for recent service‑charge statements to validate net‑yield assumptions.

With no recent transaction data, market direction remains unclear. Investors should monitor upcoming off‑plan launches and macro‑economic cues. Caution is advised pending clearer supply‑demand signals.