1 Bedroom Apartment in Rosehill Block A, Dubai Hills Estate at 15.5% Below OP with Park View from the 13th Floor

Property Overview

This 1-bedroom apartment in Rosehill Block A at Dubai Hills Estate by Emaar is available as a distress resale at AED 1,500,000. The unit has a built-up area of 760 sq ft on the 13th floor with a park view. The asking price represents a saving of AED 274,124 (15.5%) against the agent-stated original purchase price of AED 1,774,124. Handover is expected in June 2029.

Property Highlights

• Type: 1-bedroom apartment
• Built-up area: 760 sq ft
• Floor: 13th
• View: park
• Asking price: AED 1,500,000
• Original price: AED 1,774,124
• Saving from OP: AED 274,124 (15.5%)
• Seller total loss including DLD: AED 345,089 (18.7%)
• Rate: AED 1,974 per sq ft
• Payment plan: 80/20 (10/70/20)
• Handover: June 2029 (Q2 2029)
• Status: off-plan resale
• Ownership: freehold

Why the Price Qualifies as Below OP

The agent states the original purchase price for this unit was AED 1,774,124. The current asking price of AED 1,500,000 is AED 274,124 lower, a reduction of 15.5% from the original contract value. The agent's brief describes the discount as 15% below OP; the calculated figure is 15.5% (274,124 / 1,774,124 = 15.451%).

Seller Total Loss Including DLD

The seller paid a 4% DLD transfer fee on the original purchase, estimated at AED 70,965. Adding this to the original price gives an all-in cost of AED 1,845,089. The asking price of AED 1,500,000 represents a total seller loss of AED 345,089, or 18.7% of their total investment. This is a substantial loss, suggesting the seller is under significant pressure to exit their position.

Market Context

Property Finder data shows 1-bedroom apartments currently listed in Rosehill Block A across a notable price range:

• AED 1,500,000 for a 695 sq ft 1BR (smallest recorded 1BR size)
• AED 1,650,000 for an 810 sq ft 1BR
• AED 1,840,000 for a 760 sq ft 1BR (same size as this listing)

This listing at AED 1,500,000 for 760 sq ft is competitively positioned. The only other listing at the same price point is for a smaller 695 sq ft unit. A comparable 760 sq ft unit is listed at AED 1,840,000, which is AED 340,000 (22.7%) higher than this asking price. This suggests the seller is pricing aggressively to achieve a quick exit.

Emaar's starting price for 1-bedroom units in Rosehill was AED 1,650,888 per Property Finder new projects data, meaning this resale is priced 9.1% below the developer's launch floor.

Property Finder records 111 DLD sale transactions in Rosehill Block A over the past 12 months, a 65.7% increase year on year, with a median transaction price of AED 2,960,000 across all unit types. The strong transaction volume indicates active market interest in the project. Block A has 17 active listings, with 8 added in the past 30 days.

13th Floor with Park View

The agent confirms this unit is on the 13th floor with a park view. Dubai Hills Estate features an 18-hole championship golf course designed by the European Golf Design group and extensive landscaped parkland. Upper-floor apartments facing the park benefit from an unobstructed green outlook.

The 13th floor provides an elevated position within the building, offering a clear line of sight over the surrounding parkland and reducing street-level noise. Park-facing units in Dubai Hills Estate developments are consistently sought after for their outlook and proximity to green space.

Payment Plan and Buyer Structure

Rosehill operates on Emaar's 80/20 payment plan structured as follows:

• 10% booking deposit
• 70% during construction (seven instalments of 10% over the construction period)
• 20% on handover

As this is a resale, the buyer takes over the remaining payment obligations from the seller. The amount already paid was not disclosed in the brief. Given that the project launched in August 2025 and construction is approximately one year in, several construction-linked instalments may have already been called.

At AED 1,500,000, the payment structure breaks down approximately as:

• 10% booking: AED 150,000
• 70% construction: AED 1,050,000
• 20% handover: AED 300,000

Buyers should request the seller's full payment history and receipts from Emaar, confirmation of amounts paid and remaining, and whether any NOC fees, assignment fees or service charges apply.

About Rosehill at Dubai Hills Estate

Rosehill is a residential development by Emaar Properties in Dubai Hills Estate, comprising two blocks (Block A and Block B) with a total of 353 residences. The project offers studios, 1-bedroom, 2-bedroom and 3-bedroom apartments. One-bedroom units are available across multiple layout types (3C, 5A, B-P-P04, B-G-G02, B-P-P03, B-G-G05 and type A), with sizes ranging from approximately 695 to 844 sq ft.

The project launched on 13 August 2025 with construction starting on 14 August 2025. Handover is expected in Q2 2029 (30 June 2029). The development features a comprehensive amenity set including rooftop swimming pools, a botanical garden, padel tennis courts, basketball court, BBQ deck, yoga deck, gymnasium, lobby lounge, outdoor cinema, infinity pool, zen room, co-working areas and covered parking. Dining is provided through a partnership with Rikas Group, known for premium food and beverage concepts across the UAE.

About Dubai Hills Estate

Dubai Hills Estate is a master-planned community by Emaar Properties and Meraas, spanning approximately 11 million square metres in the heart of Dubai. The community is anchored by the 18-hole championship golf course designed by European Golf Design, alongside Dubai Hills Mall, parks, schools, healthcare facilities and extensive green spaces.

The development offers a mix of apartments, townhouses and villas in a landscaped setting. Dubai Hills Estate has established itself as one of Dubai's most active residential markets, with strong transaction volumes across all property types.

Location and Connectivity

Dubai Hills Estate occupies a central position in Dubai with access to major road networks:

• Al Khail Road: direct access
• Umm Suqeim Street: direct access
• Mohammed Bin Zayed Road: nearby
• Dubai Hills Mall: within the community
• Dubai International Airport: approximately 20 minutes
• Downtown Dubai: approximately 15 minutes
• Dubai Marina: approximately 20 minutes

The community is served by the Dubai Hills Mall, which houses retail outlets, dining, entertainment and a Cineplex. Schools within or near Dubai Hills Estate include GEMS Wellington Academy, GEMS New Millennium School and King's School Al Barsha. Healthcare is available through King's College Hospital Dubai Hills and Mediclinic Parkview Hospital nearby.

Verification Notes

Unit-specific facts including 1-bedroom configuration, built-up area of 760 sq ft, 13th floor, park view, asking price, original purchase price and June 2029 handover are sourced from the agent's brief received on 30 September 2026. The agent refers to the project as Rosehill Tower A; Property Finder uses Rosehill Block A and Rosehill Block B as the building names. The 760 sq ft BUA falls within the recorded 1BR range for Rosehill (695 to 844 sq ft across various sources, 741 to 821 sq ft per Property Finder new projects). The agent states 15% below OP; the calculated figure is 15.5% (274,124 / 1,774,124 = 15.451%). The total seller loss including the 4% DLD fee is 18.7% of their all-in cost. Property Finder shows 1BR listings in Rosehill Block A from AED 1,500,000 to AED 1,840,000. The lowest listed 1BR at AED 1,500,000 is a smaller 695 sq ft unit. A 760 sq ft 1BR is listed at AED 1,840,000. Emaar's starting 1BR price was AED 1,650,888. Property Finder records 111 DLD transactions in Rosehill Block A over the past 12 months with a 65.7% year-on-year increase. Unit number, bathroom count, parking allocation and furnishing status were not stated in the brief and have been omitted. The original purchase price of AED 1,774,124 should be confirmed against the seller's SPA.