AED 40,000,000
| Deal type | Below Market |
| Price | AED 40,000,000 |
| Bedrooms | 5 |
| Size | 11000 sq.ft |
| Type | Villa |
| Status | Ready |
| Developer | Emaar Properties |
| Area / Master development | Dubai Hills Estate |
| Sub-community / Phase | The Fairway |
| Community | Dubai Hills Estate |
This 5-bedroom custom-built villa in The Fairway at Dubai Hills Estate is available as a distress sale at AED 40,000,000 (negotiable). The villa has a built-up area of 11,000 sq ft on an 11,680 sq ft plot and features a vastu-compliant layout, basement level, roof terrace, and separate driver and maid quarters. The property is vacant and ready to move in.
The agent describes this as a distress sale and states the price is negotiable. No original purchase price or total build cost has been disclosed. For custom-built villas, the seller's total investment includes the plot purchase price, construction cost, fit-out and landscaping, interior design, and the 4% DLD transfer fee on the original plot purchase. Without knowing the total cost basis, the depth of the discount cannot be independently calculated.
Property Finder DLD transaction data for The Fairway shows 5 recorded buy transactions with an average of AED 34,130,000:
The June 2026 land transaction is notable: a plot of 11,453 sq ft (very similar to this villa's 11,680 sq ft plot) sold for AED 30,150,000 as bare land. This suggests the land value alone for a plot of this size in The Fairway is approximately AED 30 million, before any construction cost.
Active listings for comparable 5-bedroom custom-built villas in The Fairway:
The agent's asking price of AED 40,000,000 for 11,000 sq ft BUA sits within this range. The closest comparable is the FAM listing at AED 38,500,000 with 11,452 sq ft BUA, which is priced lower but comes furnished with additional features (pool, elevator, wine cellar). The Provident listing at AED 34,000,000 is lower but does not specify BUA, making direct comparison difficult.
In the adjacent Fairway Vistas sub-community, Property Finder records 6 DLD transactions for standard Emaar 6-bedroom villas averaging AED 48,250,000 (range AED 26,000,000 to AED 73,000,000).
This villa was custom-built by the owner on a plot purchased from Emaar within The Fairway. Custom-built villas allow owners to design and construct to their own specifications, resulting in unique properties that differ from standard developer builds. The agent highlights several premium features:
The villa follows Vastu Shastra principles, an ancient Indian architectural system that prescribes room placement based on cardinal directions and natural elements. In Dubai, vastu compliance is a sought-after feature among buyers from the Indian subcontinent and adds design complexity to the build. Several custom-built villas in The Fairway are marketed as vastu-compliant.
The villa includes a basement level, providing additional usable space below ground. Basements in custom Dubai villas are typically used for cinemas, gyms, storage, living areas, staff quarters or parking. The basement area is generally not counted in the official BUA, so the total usable space may be significantly larger than 11,000 sq ft. The exact basement area was not stated in the brief.
The villa includes a roof terrace, providing an outdoor entertaining and leisure area with elevated views. In Dubai Hills Estate, roof terraces offer views toward the golf course, community park and the wider skyline depending on the villa's position within The Fairway.
The villa includes separate driver's and maid's rooms, providing independent accommodation for household staff. This is standard for custom-built villas in this price segment.
The villa is vacant and available for immediate occupation. The agent states the price is negotiable, indicating the seller is open to offers below the AED 40,000,000 asking price. Buyers should consider this as a starting point for negotiations rather than a fixed price. Given the distress nature of the sale, there may be room for a meaningful reduction.
The Fairway is a residential sub-community within Dubai Hills Estate, positioned alongside the Dubai Hills Golf Club. The community features luxury villas on individual plots, including both custom-built homes and Fairway Vistas (65 standard Emaar villas in 6 and 7-bedroom configurations). The community offers an ultra-low-density residential environment with golf course proximity and mature landscaping.
Dubai Hills Estate is a master-planned community by Emaar Properties spanning over 2,700 acres within Mohammed Bin Rashid City. Key amenities include:
Dubai Hills Estate is located along Al Khail Road (E44) in the central corridor of Dubai:
Unit-specific facts including 5-bedroom configuration, custom-built status, built-up area of 11,000 sq ft, plot size of 11,680 sq ft, vastu-compliant layout, basement, roof terrace, driver's and maid's rooms, vacant status, asking price of AED 40,000,000 and negotiable status are sourced from the agent's brief received on 1 October 2026. No original purchase price or total build cost was disclosed, so the distress characterization cannot be independently verified. The BUA of 11,000 sq ft does not appear in Property Finder DLD data for The Fairway; the closest recorded villa was 10,819 sq ft BUA (6BR, AED 27,000,000, April 2026). A plot of similar size (11,453 sq ft) transacted as bare land for AED 30,150,000 in June 2026, providing a land-value reference. Active comparable listings range from AED 34,000,000 to AED 44,500,000 for 5-bedroom custom-built villas in The Fairway. DLD transaction data is limited (5 recorded buy transactions, only 2 for completed villas), and custom-built villas vary significantly in specification, making direct price comparisons approximate. Bathroom count, number of floors, basement area, pool status, furnishing level, architectural style, and exact position within The Fairway were not stated in the brief.
The asking price is AED 40,000,000 for a 5-bedroom custom-built villa with a built-up area of 11,000 sq ft on an 11,680 sq ft plot. The agent states the price is negotiable. This works out to approximately AED 3,636 per square foot of BUA. The villa includes a basement level and roof terrace, which may add usable area beyond the stated BUA.
The agent describes this as a distress sale with a negotiable price, indicating the seller is motivated to close the deal. No original purchase price was provided, so the exact financial position of the seller cannot be determined. Custom-built villas involve the cost of the plot purchase plus construction, fit-out and landscaping, which typically exceeds the sum of its parts. Without knowing the seller's total investment (plot cost plus build cost), the depth of the distress cannot be verified. Buyers should request the seller's total cost basis to evaluate the discount.
Property Finder DLD transaction data for The Fairway shows 5 recorded buy transactions with an average of AED 34,130,000. The two villa transactions were a 5-bedroom at AED 38,000,000 (15,323 sq ft BUA, 15,381 sq ft plot, April 2026) and a 6-bedroom at AED 27,000,000 (10,819 sq ft BUA, 10,784 sq ft plot, April 2026). Three land-only transactions ranged from AED 30,150,000 to AED 45,000,000. Active listings for comparable 5-bedroom custom-built villas in The Fairway include AED 38,500,000 for an 11,452 sq ft BUA villa (vastu-compliant, furnished, with pool, elevator and wine cellar) and AED 34,000,000 for a never-occupied villa on an 11,453 sq ft corner plot. The agent's asking price of AED 40,000,000 sits within this range. In the adjacent Fairway Vistas sub-community, 6 DLD transactions for standard Emaar 6-bedroom villas averaged AED 48,250,000.
Custom-built means the owner purchased a plot from Emaar within The Fairway sub-community and built the villa to their own design and specifications, rather than buying a standard Emaar villa. This allows the owner to choose the architectural style, layout, materials and finishes. Custom-built villas in Dubai Hills Estate vary significantly in quality, specification and value depending on the build standard. The Fairway is one of several sub-communities in Dubai Hills Estate that offer plots for custom construction, alongside areas like Parkways.
Vastu Shastra is an ancient Indian architectural system that prescribes the placement of rooms, entrances, kitchens and other spaces based on cardinal directions and natural elements. A vastu-compliant villa is designed so that rooms are positioned according to these principles. In Dubai, vastu compliance is a premium feature sought by buyers from the Indian subcontinent. Several custom-built villas in The Fairway are marketed as vastu-compliant, and the feature is common among high-value custom builds in Dubai Hills Estate.
The villa includes a basement level, which provides additional usable space below ground. In custom-built Dubai villas, basements are typically used for home cinemas, gyms, storage, additional living areas, staff quarters or parking. The basement area is generally not included in the official BUA figure, so the total usable space of this villa may be significantly larger than the stated 11,000 sq ft. Buyers should request the basement area and layout to understand the full extent of the property.
The Fairway is a residential sub-community within Dubai Hills Estate, developed by Emaar Properties as part of Mohammed Bin Rashid City. The community is positioned alongside the Dubai Hills Golf Club and features luxury villas on individual plots. The Fairway includes both custom-built villas on purchased plots and Fairway Vistas, a collection of 65 standard Emaar villas in 6 and 7-bedroom configurations. Dubai Hills Estate spans over 2,700 acres and includes Dubai Hills Mall (600-plus retail outlets), an 18-hole championship golf course, a 180,000 sq m central park, King's College Hospital London Dubai, and multiple schools. The community is approximately 15 to 20 minutes from Downtown Dubai via Al Khail Road.
The original purchase price and total build cost are not disclosed, so the depth of the distress cannot be independently verified. The agent-stated BUA of 11,000 sq ft and plot of 11,680 sq ft should be confirmed against the title deed and building completion certificate. The basement area is not specified. Bathroom count, number of floors, parking capacity, pool status, furnishing level and the specific architectural style were not stated in the brief. The agent describes the price as negotiable, so the final transacted price may differ from the AED 40,000,000 asking price. DLD transaction data for The Fairway is limited to 5 buy transactions, and only 2 involve completed villas, making precise market comparisons difficult. Custom-built villas vary significantly in specification and finish quality, so direct comparisons with other listings require careful evaluation of each property's features.
Buyer costs
Dubai transfer costs for an ready unit. Every figure editable — NOC is set by the developer and varies.
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Total cost
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Full payment schedule and unit details are released to qualified buyers on enquiry.
Indicative only and not a quotation. Excludes any balance payable to the developer, mortgage arrangement costs and service charges.
Finance
Indicative monthly repayment on a UAE bank mortgage.
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Monthly payment
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Indicative only, not an offer of finance and not advice. UAE loan-to-value caps depend on residency, property value and whether it is your first purchase, with tighter limits on off-plan. Rates move; confirm current terms with your bank or broker.
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