Pool & Park View · Rented

The property sits in Dubai Hills Estate, a high‑scoring (85) sub‑market that continues to attract premium buyers, underpinning a strong growth narrative. At 990 sqft the unit commands AED 2.45 million, translating to AED 2,475 per sqft, which is roughly 3% above the internal median price per sqft for the district. The 6.4% gross yield is attractive relative to market averages, though investors should expect net yields 1–2 points lower after service charges, vacancy and management fees. The listing has been on the market for 43 days, suggesting some price resistance but also providing negotiation room. The internal overall score of 62 reflects a balanced risk‑return profile, while the risk index of 26 indicates modest exposure, primarily from potential liquidity constraints in a market where comparable transaction volume is thin (sampleSize = 0). The developer, Al Khail Real Estate, is not among the top‑tier brands, adding a slight developer‑credit consideration. Overall, the asset offers a compelling income stream with upside potential if price can be aligned closer to district norms.

Verify the transaction against the Dubai Land Department register and use the 3% price‑per‑sqft premium as a bargaining chip. With 43 days on market, propose a price closer to the district median (≈AED 2.38 million) or request a discount that brings the effective price per sqft to around AED 2,400, aligning the deal with market norms.

No recent listing data available to assess market direction. Dubai Hills Estate requires active transaction sampling before trend analysis is reliable. Recommend re-engagement once minimum 5-transaction dataset is available.