Full Park View · Custom Villa

The property is a sizeable 5,250 sqft custom villa priced at AED 11.95 million, translating to AED 2,276 per sqft. Internal benchmarks indicate the district median is roughly AED 2,128 per sqft, so the listing sits about 7% above market. The internal location score of 65 suggests a decent but not premium position within The Villa, and the internal estimated gross yield of 5.4% is respectable for a high‑end villa, though net yields will be lower after service charges, vacancy and management fees (typically 1–2 pp). Days on market are only 26, indicating limited buyer interest so far, but not necessarily a motivated seller. Overall, the internal overall score of 50 and risk index of 34 place the asset in a moderate risk‑return profile.

Confirm the transaction details against Dubai Land Department records before proceeding. Use the 7% price‑per‑sqft premium over the district median as a negotiation lever, and highlight the relatively short 26‑day market exposure to argue for a price reduction toward the median AED 2,128/sqft level.

Given the absence of recent listings and price data, the residential market in The Villa remains opaque. Investors should adopt a watchful approach, awaiting clearer signals before committing to new positions.