1BR Pool-View Apartment in Hills Park, Dubai Hills Estate 5.2% Below Market

Property Overview

This 1-bedroom apartment in Hills Park, Dubai Hills Estate, is offered at AED 1,630,000. The agent states a built-up area of 676 sq ft, which works out to about AED 2,411 per sq ft. The agent puts the market price at AED 1,720,000, so the asking price is AED 90,000 (5.2%) below it. The apartment overlooks the pool and is currently let on a short-term basis at AED 8,000 per month.

Property Highlights

• Property type: Apartment
• Bedrooms: 1
• Built-up area: 676 sq ft (agent-stated)
• Asking price: AED 1,630,000
• Agent-stated market price: AED 1,720,000
• Calculated rate: about AED 2,411 per sq ft
• View: pool view (agent-stated)
• Current use: short-term rental at AED 8,000 per month (agent-stated)

Why the Price Is Listed as Below Market

The agent compares the asking price with a stated market price of AED 1,720,000 for this unit. On that basis:

• Gap to the stated market price: AED 1,720,000 minus AED 1,630,000 equals AED 90,000
• Percentage below the stated market price: 5.2%
• Stated market rate: about AED 2,544 per sq ft, against about AED 2,411 per sq ft asking

The market figure is the agent's own estimate. No dated DLD transaction or comparable listing was supplied with it. Buyers should check recent registered sales of 1-bedroom Hills Park units, taking floor level and view into account.

Rental Income

The agent states the unit is let short-term at AED 8,000 per month. Over twelve months that is AED 96,000, or about 5.9% of the asking price before any costs. This is a DPF calculation, not a guaranteed return. Short-term rental income changes with the season and how often the unit is booked. Service charges, holiday-home operator fees, furnishing, utilities and permit costs all reduce what the owner actually keeps. Buyers should ask for the booking history and the operator agreement.

About the Project, Developer and Community

Hills Park is an Emaar residential project in Dubai Hills Estate, close to Al Khail Road. Published project information lists 1, 2 and 3-bedroom apartments, with 1-bedroom units of about 675 sq ft. It also lists amenities including a splash pool, tennis and badminton courts, running tracks, picnic lawns and landscaped green space. Completion was expected in Q2 2026.

Dubai Hills Estate is a large Emaar master community built around an 18-hole golf course and a central park. It includes Dubai Hills Mall, schools and healthcare facilities.

Layout, Floor and View

The agent states a 676 sq ft 1-bedroom layout with a pool view. The floor, bathroom count, parking and furnishing were not supplied. Buyers should confirm these from the title deed, the floor plan and a viewing.

Occupancy and Transfer

Because the unit is let short-term, buyers should confirm several things before signing:

• Whether the sale is with the holiday-home operation continuing, or with vacant possession
• Any notice periods or forward bookings
• Whether furniture is included

Buyers should also confirm outstanding service charges and Emaar's NOC requirements, and budget for the DLD transfer fee and agency costs.

Location and Connectivity

Dubai Hills Estate sits between Al Khail Road and Umm Suqeim Street, with access towards Downtown Dubai, Al Barsha and Dubai Marina. Travel times vary with traffic and route.

Verification Notes

• Agent-supplied facts: 1 bedroom, 676 sq ft BUA, AED 1,630,000 asking price, AED 1,720,000 market price, pool view and short-term rent of AED 8,000 per month.
• DPF-calculated figures: AED 2,411 per sq ft; AED 90,000 (5.2%) below the stated market price; AED 96,000 annualised rent, about 5.9% gross before costs.
• External project research: developer, unit sizes, amenities and completion target from published project information.
• Not verified: the market benchmark, booking history, net income, floor, bathrooms, parking and furnishing.