Amazing Beachfront 6BR Villa
Palm Jebel Ali· Verified Network· Ref RS-L-12132979
Listing data verified in the last few hours
A large 6‑bedroom beachfront villa priced marginally above market with solid gross yield but off‑plan execution risk.
AI Investor Narrative
Why this listing scores the way it does
The villa offers 7,373 sqft at AED 18.5 m, translating to AED 2,509 per sqft, which is only about 1% above the internal district median of roughly AED 2,484 per sqft. The internal location score of 82 reflects strong demand for Palm Jebel Ali beachfront assets, supporting the internal gross yield estimate of 4.5%. However, the off‑plan status introduces construction and delivery risk, and the developer Real Tree Properties lacks a public track record, adding a developer‑credit concern. The overall internal score of 58 and risk index of 37 suggest a moderate risk‑adjusted profile; the property’s size and beachfront position are attractive, but the slight premium and execution uncertainty temper enthusiasm.
Deal signals
- high yield70/100
internal_estimated_yield 4.5% gross
- off plan discount40/100
status Off-Plan and price only 1% above market
- motivated seller30/100
days_on_market 1
Risk flags
- construction delaymedium
Off‑plan project may face timeline overruns
- developer creditmedium
Real Tree Properties has limited public track record
- liquiditylow
Large luxury villa in a niche market may have fewer secondary buyers
Comparables
Negotiation playbook
Given the price per sqft is only 1% above the internal district median and the listing has been live for just one day, anchor the offer around the median AED 2,484 psf figure – i.e., target a total price near AED 18.4 m. Verify the transaction against the Dubai Land Department register to confirm the unit’s exact specifications and any pending approvals before committing.
Verdict
Yield forecast
3-year appreciation
Market pulse · Palm Jebel Ali
Sentiment +0 · stable
Due to insufficient data, the outlook for Palm Jebel Ali remains uncertain. Investors should monitor future market trends and data releases for a clearer picture. Caution is advised until more reliable information becomes available.
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SELECTED PROPERTY
Amazing Beachfront 6BR Villa
Intel Score: 58/100
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