Mazaya A1 · Beautiful Location · with Private Pool

This 5‑bedroom, 5‑bathroom villa in The Villa district is priced at AED 6.7 million, translating to AED 1,861 per sqft, which is about 2% below the inferred district median of roughly AED 1,899 per sqft. The internal overall score of 57 reflects a balanced view: the location score of 65 suggests decent desirability, while the internal risk index of 34 indicates moderate risk. The gross yield estimate of 5.6% is attractive for Dubai’s high‑end villa segment, though investors should expect net yields 1–2 points lower after service charges, vacancy and management fees. The property has been on the market for 47 days, providing some leverage for negotiation, but the lack of comparable transaction volume (sampleSize = 0) introduces liquidity uncertainty. The developer, The Urban Nest Real Estate, is not a marquee name, adding a modest developer‑credit risk. Overall, the price advantage and yield potential outweigh these concerns, positioning the asset as a BUY for investors comfortable with the thin market data.

Given the 2% price‑per‑sqft discount to the district median and a 47‑day market exposure, the buyer can anchor negotiations on closing the gap to the AED 1,899/sqft benchmark and request a further concession for the extended listing period. Verify the transaction details against the Dubai Land Department register before finalising any offer.

There is insufficient recent transaction data for The Villa to draw firm conclusions. Consequently, we expect limited price movement over the next year, with any changes likely reflecting broader Dubai market dynamics.