5BR Classic Villa in Address Hillcrest, Dubai Hills Estate at AED 21,500,000 - 8.1% Below OP, Ready

Property Overview

A 5-bedroom Classic villa in Address Hillcrest, Dubai Hills Estate by Emaar Properties at AED 21,500,000 for 9,918 sqft BUA on a 7,000 sqft plot, equalling AED 2,168 per sqft. 8.1% below the original price of AED 23,400,000, saving AED 1,900,000. Layout: basement, ground floor, first floor and rooftop terrace. Brand new, ready to move in, never lived in. Address Hotels and Resorts branded residence.

Property Highlights

• Type: 5-bedroom villa (Classic facade)
• Built-up area: 9,918 sqft
• Plot size: 7,000 sqft
• Asking price: AED 21,500,000
• Original price: AED 23,400,000
• Saving: AED 1,900,000 (8.1%)
• Rate: AED 2,168 per sqft (BUA)
• Layout: Basement + Ground + First Floor + Rooftop
• Bathrooms: 7
• Status: Ready (completed October 2025)

Below OP Analysis

At AED 21,500,000 vs AED 23,400,000 OP, the saving is AED 1,900,000 (8.1%). Including the 4% DLD fee on the original purchase (AED 936,000), the seller's total loss is approximately AED 2,836,000 (11.7% of total investment). This is a genuine distress exit.

DLD Transaction Context

13 transactions recorded for Address Hillcrest villas (10 visible):

• Median: Approximately AED 22,750,000
• Range: AED 18,000,000 to AED 26,000,000
• Most recent: AED 20,000,000 for 10,336 sqft BUA (Sep 2026)
• Highest: AED 26,000,000 for 9,857 sqft BUA (Aug 2026)

Most DLD transactions are for the Modern type (10,336 sqft BUA). The Classic type (9,918 sqft) has fewer recorded transactions. At AED 2,168 per sqft, this listing is at the lower end of the DLD range (AED 2,575 to AED 3,644 per sqft recorded).

Active Listings Comparison

• AED 20,000,000 for 9,857 sqft BUA, 8,439 sqft plot (listed as Investor Deal)
• AED 20,250,000 for 6,986 sqft plot, Classic type (listed as Below OP)
• AED 25,000,000 for 9,918 sqft BUA, 6,986 sqft plot
• AED 22,000,000 for 6,986 sqft, Modern type, on lake
• AED 29,900,000 for 9,918 sqft (Hamptons variant)

This listing at AED 21,500,000 is positioned between the below-OP Classic at AED 20,250,000 and the full-price listings. A Classic with the same 9,918 sqft BUA is listed at AED 25,000,000, making this listing AED 3,500,000 (14%) below that comparable.

About Address Hillcrest

Address Hillcrest (also known as Address Villas Hillcrest) is the first branded villa community under the Address Hotels and Resorts umbrella in Dubai Hills Estate. The community has approximately 138 properties: 51 Classic and 87 Modern villas. All are 5-bedroom with basement, ground floor, first floor and rooftop. BUA ranges from 9,918 to 10,372 sqft with plot sizes from 6,986 to 10,805 sqft. Construction completed in October 2025.

The branding provides community management under Address Hotels standards but does not include day-to-day hotel services such as room service or housekeeping (these may be available a la carte).

About Dubai Hills Estate

Dubai Hills Estate is a master-planned community by Emaar and Meraas. It includes an 18-hole championship golf course (Dubai Hills Golf Club), 54 km cycling track, Dubai Hills Mall, Dubai Hills Park, Kings College Hospital and GEMS International School. The estate is connected to Al Khail Road and Umm Suqeim Road. Address Hillcrest sits at the premium end of Dubai Hills, comparable in pricing to Golf Place and Fairway Villas sub-communities.

Verification Notes

The asking price, OP, BUA, plot size, Classic type and ready status are from the agent brief. The 9,918 sqft BUA is confirmed for the Classic type. The plot of 7,000 sqft matches the most common Classic plot size of 6,986 sqft (likely rounded by the agent). Completion in October 2025 is confirmed by the DLD registry. The 8.1% saving is verified (1,900,000 divided by 23,400,000). Buyers should inspect the villa, verify the plot boundaries and confirm service charge rates.