l Handover Q4 2027 l Type A l Villa

The property is a 4‑bedroom, 5‑bathroom villa of 3,986 sqft listed at AED 6,399,990, which the internal baseline flags as 13% under market price. That discount, combined with an internal gross yield estimate of 8.6%, places the deal in the attractive range for income‑focused investors, especially given the limited supply of high‑spec villas in The Acres. The overall internal score of 69 and location score of 65 reflect a solid but not premium position within the district, supporting a moderate upside potential if the project delivers on time.\n\nHowever, the off‑plan status introduces construction‑phase risk. The developer, Hills Field Real Estate, is not a marquee name in Dubai, raising a medium‑level credit concern. With only nine days on market, the listing may be positioned for an early‑bird discount, but the lack of historic transaction data for the district limits confidence in the price comparison. Investors should therefore weigh the yield upside against the possibility of delays or cost overruns before committing.\n\nNet yields will be materially lower than the gross 8.6% after accounting for service charges, vacancy and management fees, typically reducing the return by 1.0–2.0 percentage points. Consequently, a realistic net yield expectation sits around 6.5%–7.5%, which remains competitive for Dubai villas but should be factored into cash‑flow modelling.\n\nOverall, the price advantage and yield potential make the asset a BUY candidate, provided the buyer conducts thorough due‑diligence on construction timelines and developer financials.

Anchor the offer around the 13% market discount and the short 9‑day listing period. Request the DLD transaction register for The Acres to confirm the district median price‑per‑sqft, then propose a price 5–7% below the listed AED 6,399,990, citing the lack of comparable sales and the early‑stage off‑plan risk as justification. Ensure any concession is tied to confirmed construction milestones.

Due to insufficient data, the outlook for The Acres remains uncertain. No recent listings are available to inform a sentiment score or trend direction. As a result, it is not possible to provide a meaningful twelve-month outlook at this time.