Ready 4-Bedroom Villa in Sidra 2, Dubai Hills Estate Below Market Median

Property Overview

This is a ready, vacant four-bedroom villa in Sidra 2, Dubai Hills Estate, offered at AED 9,600,000. The agent gives the size as about 3,555 sq ft, which puts the asking rate at about AED 2,700 per sq ft. The agent compares this with a median of AED 3,110 per sq ft, describes the owner as very motivated, and aims to sign Form F within 10 days.

Property Highlights

• Asking price: AED 9,600,000
• Property type: Villa
• Bedrooms: 4
• Size: about 3,555 sq ft (agent-stated, approximate)
• Rate: about AED 2,700 per sq ft
• Agent-stated median: AED 3,110 per sq ft
• Status: Ready and vacant
• Timeline: Form F targeted within 10 days (agent-stated)
• Developer: Emaar
• Location: Sidra 2, Dubai Hills Estate

Why the Price Qualifies as Below Market

The agent compares the asking rate of about AED 2,700 per sq ft with a stated median of AED 3,110 per sq ft. On those figures the asking rate is about 13.2% below the median. The agent gives the rate as about AED 2,701 per sq ft; the small difference comes from the approximate size.

The agent did not state what the median covers (for example, Sidra 2 four-bedroom villas, all Sidra villas or a wider Dubai Hills sample) or the period it was measured over. Before committing, ask the agent for the source and date of the median and for recent registered sales of comparable Sidra 2 villas, and confirm the exact built-up area on the title deed.

About Sidra, Emaar and Dubai Hills Estate

Sidra is a villa community by Emaar within Dubai Hills Estate, built in phases (Sidra 1, 2 and 3) with three- to five-bedroom villas. Dubai Hills Estate is a master-planned community between Al Khail Road and Umm Suqeim Road, set around an 18-hole championship golf course and a central park, with Dubai Hills Mall, schools and healthcare inside the development.

Layout and Size

The villa has four bedrooms across about 3,555 sq ft. The agent gave the size as an approximate figure, so confirm the exact built-up area and plot size on the title deed. Bathrooms, maid's room, plot, orientation, upgrades and parking were not supplied; ask for the floor plan and villa number.

Ready Status and Transfer Timing

The agent states the villa is ready and vacant, so a buyer could take possession on transfer without dealing with a tenancy. The seller aims to sign Form F, the Dubai Land Department memorandum of understanding between buyer and seller, within 10 days, which suggests a quick sale. Buyers using a mortgage should check their pre-approval and valuation can be completed in that time.

Location and Connectivity

Dubai Hills Estate is reached from Al Khail Road and Umm Suqeim Road, between Al Barsha South and Mohammed Bin Rashid City, with Downtown Dubai and Dubai Marina both accessible by road. DPF does not quote drive times; check routes to schools and work yourself.

Verification Notes

• Agent-supplied: sub-community, bedrooms, approximate size, asking price, motivated owner, median comparison, ready and vacant status, and Form F timeline.
• DPF-calculated: price per square foot and percentage below the agent-stated median.
• External research: general Sidra and Dubai Hills Estate facts only.
• Not supplied: median source and date, exact size, plot, bathrooms, parking, villa number and original purchase price.