Property Overview
A 5-bedroom villa in Victory Heights, Dubai Sports City at AED 8,500,000 (net to owner). The agent claims this is AED 2,500,000 below market, citing DLD transactions at AED 10,200,000 and AED 11,200,000 for comparable villas. Plot size 8,362 sqft. Currently rented at AED 375,000 per year. Ready property (completed circa 2010 to 2014).
Property Highlights
- Type: 5-bedroom villa
- Plot size: 8,362 sqft
- BUA: Not stated (request from agent)
- Asking price: AED 8,500,000 (net to owner)
- Buyer's estimated all-in cost: approximately AED 9,022,700
- Current rent: AED 375,000 per year
- Gross yield: 4.4% (on net price)
- Agent-claimed market comparison: AED 10.2M and AED 11.2M DLD transactions
- Status: Ready, tenanted
Below Market Assessment
The agent claims a AED 2,500,000 discount citing last DLD transactions at AED 10,200,000 and AED 11,200,000.
DLD Transaction Verification
- AED 11,200,000 for 6,678 sqft (May 2026, Aigents Realty) - confirmed, but villa type and bedrooms unknown
- AED 10,200,000 - not found in available DLD data
- AED 10,650,000 for 6,914 sqft (October 2026, PropSearch) - closest match to agent's 10.2M claim
- AED 11,450,000 for 8,636 sqft (April 2026)
- AED 12,400,000 for 6,693 sqft (May 2026)
- AED 14,250,000 for 6,893 sqft (May 2026)
- AED 15,500,000 for 6,893 sqft (June 2026)
Recent DLD transactions in Victory Heights range from AED 10,650,000 to AED 15,500,000. The sizes listed in DLD records likely represent plot areas, not BUA. Without knowing the villa type for both this listing and the comparables, a like-for-like comparison is not possible. However, the direction of the claim appears supported: AED 8,500,000 is significantly below the range of recent transactions.
Active 5BR Listings
- AED 10,500,000 for Estella 5BR (6,795 sqft, Property Finder)
- AED 13,500,000 to AED 15,500,000 for Carmen 5BR
- AED 20,000,000+ for Esmeralda and Novelia 5BR
The median asking price for 5BR villas in Victory Heights is approximately AED 13,750,000. At AED 8,500,000 (net), this listing prices approximately 38% below the median ask. Even against the lowest Estella 5BR listing (AED 10,500,000), it is AED 2,000,000 below. The pricing suggests a motivated seller, potentially an investor exit.
Rental and Yield
Currently rented at AED 375,000 per year, which is in line with the Victory Heights 5BR average of approximately AED 389,000. On AED 8,500,000 net, the gross yield is 4.4%. On the buyer's all-in cost of approximately AED 9,022,700, the gross yield is approximately 4.2%. Buyers should verify the tenancy contract terms, remaining lease duration and whether the tenant has been informed of the sale.
Net to Owner Pricing
AED 8,500,000 is the seller's net amount. The buyer pays all transaction costs:
- 4% DLD transfer fee: AED 340,000
- 2% agency commission plus 5% VAT: approximately AED 178,500
- Trustee office fee: AED 4,200
- Total buyer cost: approximately AED 9,022,700
Confirm with the agent whether agency fees are included in or on top of the net price.
Property Age and Condition
Victory Heights villas were completed between 2010 and 2014, making them 12 to 16 years old. At this age, buyers should inspect and budget for: air conditioning system replacement or major servicing, pool and water feature maintenance, roof waterproofing, external paint, kitchen and bathroom updates. A professional snagging or building survey is recommended. The price should factor in any renovation costs.
About Victory Heights
A gated villa community within Dubai Sports City, adjacent to the Els Club championship golf course (designed by Ernie Els). Approximately 1,000 villas and townhouses across 9 named villages: Estella, Calida, Carmen, Esmeralda, Novelia, Morella, Oliva, Fortuna and Marbella (townhouses). Villa types range from 4BR to 7BR+ with plot sizes from approximately 5,000 to 15,000 sqft. The community features 24-hour security, gated access, parks, playgrounds, walking tracks and proximity to cricket grounds, football pitches and the ICC Academy. Schools include Victory Heights Primary School (KHDA Outstanding rated).
Location Considerations
Dubai Sports City sits along Sheikh Mohammed bin Zayed Road, approximately 25 to 35 minutes from central Dubai. Victory Heights has only 2 entry and exit points, which can cause morning traffic congestion. There is no nearby metro station. The community is surrounded by Arjan, Motor City and the wider Dubailand area. Retail is limited within the immediate community; the nearest major retail is at Circle Mall (JVC) or Mall of the Emirates.
Verification Notes
The asking price (net to owner), plot size, rented status and rental amount are from the agent brief. The BUA is not stated; buyers must verify the villa type, BUA and Title Deed details. The agent's market benchmark of AED 10.2M and AED 11.2M is partially verified (11.2M sale confirmed May 2026; 10.2M not found, nearest match is 10.65M in Oct 2026). No bedroom count or villa type is specified in the DLD records, making direct comparison unreliable. The 375K rent is consistent with area data. The property is 12 to 16 years old; condition should be inspected.
