Extended · Lovely Location · Vastu

This 4‑bedroom, 4‑bathroom villa in The Meadows is listed at AED 12.69 million, translating to AED 3,173 per sqft. Internal benchmarks suggest the district median is roughly AED 7,933 per sqft, meaning the asking price is about 60% below market. The short 7‑day market exposure further indicates a motivated seller. Internally estimated gross yield of 5.7% is attractive for a ready‑to‑move villa in a high‑scoring location (86/100). However, the internal risk index of 26 and the absence of a robust comparable sample (sampleSize = 0) introduce liquidity uncertainty. While the gross yield appears strong, investors should expect net returns to be 1.0–2.0 percentage points lower after accounting for service charges, vacancy, and management fees, placing realistic net yields in the 3.7%–4.7% range. The Meadows remains a premium enclave with strong demand, but the thin market data means price verification and due diligence are essential before committing.

Anchor the offer on the ~60% price‑per‑sqft discount versus the internal district median (AED 7,933 vs AED 3,173). With only a week on market, the seller may be eager to close; propose a price around AED 10.5 million (≈AED 2,625/sqft), citing the gap and request verification of the DLD transaction register before finalising.

Given the absence of recent transaction data for The Meadows, market signals are limited. Accordingly, we anticipate modest price movement over the next twelve months, with any changes likely driven by broader Dubai market dynamics.