6BR Custom Mansion in The Parkway, Dubai Hills Estate at AED 10 Million Below Market Value

Property Overview

A custom-built 6-bedroom mansion in The Parkway, Dubai Hills Estate, offered at AED 42,000,000. The property spans 12,000 sqft of built-up area on an 11,241 sqft freehold plot. The agent estimates the market value at AED 52,000,000, placing the asking price AED 10,000,000 (19.2%) below market. At AED 3,500 per sqft, the rate sits below comparable listings in the same subcommunity.

Property Highlights

• Type: 6-bedroom custom-built mansion
• Built-up area: 12,000 sqft
• Plot size: 11,241 sqft
• Asking price: AED 42,000,000
• Rate: AED 3,500 per sqft (based on BUA)
• Agent-estimated market value: AED 52,000,000
• Estimated savings: AED 10,000,000 (19.2%)
• Status: completed custom mansion, ready
• Tenure: freehold

Why the Price Qualifies as Below Market

The agent describes this as a distress sale and estimates the market value at AED 52,000,000. The asking price of AED 42,000,000 represents a saving of AED 10,000,000, or 19.2% below the stated market benchmark.

DLD transaction records offer limited but relevant context. Land plot transactions in The Parkway at Dubai Hills in early 2026 include a 12,265 sqft plot at AED 21,000,000 in March and an 11,848 sqft plot at AED 23,000,000 in January. An 11,161 sqft plot transacted at AED 41,000,000 in April 2026, though this figure sits well above the other two land sales and may reflect different plot characteristics or premium positioning.

In the adjacent Parkway Vistas subcommunity, completed 6-bedroom villas with built-up areas of 8,322 to 8,992 sqft have transacted at AED 24,186,000 to AED 31,100,000 in 2026, equating to AED 2,906 to AED 3,535 per sqft. These are standard developer-built villas rather than custom mansions, so direct comparison is limited.

A comparable listing on famproperties.com shows a 6-bedroom custom mansion at 16,220 sqft in The Parkway listed at AED 72,999,900 (AED 4,501 per sqft). While larger in size, this suggests a premium rate for custom mansions in the area. The agent's asking of AED 3,500 per sqft is below this comparable rate, though differences in specification, finish and plot position prevent a direct equivalence.

The AED 52,000,000 market estimate is the agent's own assessment. Custom mansions vary significantly in design, material quality and features, making independent valuation challenging without a detailed property inspection. Buyers should commission their own valuation before proceeding.

About The Parkway, Emaar and Dubai Hills Estate

The Parkway is an exclusive subdivision within Dubai Hills Estate offering freehold residential plots for custom home construction. Set alongside the 18-hole championship golf course, the plots provide owners with the opportunity to design and build bespoke residences to their own specification.

Dubai Hills Estate is a master-planned community by Emaar spanning approximately 2,700 acres between Al Khail Road and Umm Suqeim Road. Community amenities include the 18-hole golf course, Dubai Hills Mall, parks and open spaces, sports facilities, jogging and cycling tracks, schools and healthcare providers. The area is freehold for all nationalities.

Emaar is one of Dubai's largest developers, known for Burj Khalifa, Downtown Dubai, Dubai Marina and Arabian Ranches among other communities.

Plot and Layout

The mansion occupies an 11,241 sqft plot with 12,000 sqft of built-up area. The BUA exceeding the plot size indicates the property spans multiple levels. Custom mansions in The Parkway typically include basements with parking and entertainment spaces, ground floor living areas, and upper floor bedrooms. Comparable listings in the area include features such as private pools, home cinemas, gymnasiums, wine cellars and smart home systems, though the exact specification of this property should be confirmed with the agent.

Verification Notes

• The market value of AED 52,000,000 is the agent's own estimate and has not been independently verified. Custom mansions vary widely in specification, making independent benchmarking challenging.
• DLD transaction data for The Parkway at Dubai Hills shows land-only sales (no completed villa transactions recorded), while nearby Parkway Vistas shows completed 6-bedroom villa sales at AED 24.2M to AED 31.1M for smaller properties (8,322 to 8,992 sqft BUA).
• A comparable 6-bedroom custom mansion listing at 16,220 sqft in The Parkway is priced at AED 73M (AED 4,501 per sqft), supporting a premium rate for custom properties in this area.
• Bathrooms, parking, furnishing, views, floor plan details and specific features of this mansion are not stated in the agent brief and have been omitted.
• The agent describes this as an iconic custom mansion. Specific design elements, materials and amenities should be confirmed directly with the agent.
• Price per sqft is calculated on built-up area (12,000 sqft), not plot size (11,241 sqft), consistent with DPF convention for villas.