Sidra II Type E1 Extended 4-Bedroom Villa Below Market Value in Dubai Hills Estate

Property Overview

An upgraded and extended Type E1 villa in Sidra II, Dubai Hills Estate, offered at AED 9,400,000 — positioned AED 1,600,000 (14.5%) below the agent-stated market price of AED 11,000,000+ for comparable Sidra II villas. The villa provides 3,523 sq.ft. of built-up area on a 4,392 sq.ft. plot with four bedrooms, and is vacant on transfer.

Property Highlights

• Asking Price: AED 9,400,000
• Agent-Stated Market Price: AED 11,000,000+
• Potential Saving: AED 1,600,000 (14.5%)
• Rate: AED 2,668 per sq.ft.
• Type: E1 — Extended
• Bedrooms: 4
• Built-Up Area: 3,523 sq.ft.
• Plot Size: 4,392 sq.ft.
• Condition: Upgraded interior finishes and extended layout (+14% above standard Type E1)
• Occupancy: Vacant on Transfer
• Proximity: Close to Hills Park

Why the Price Qualifies as Below Market

The agent states a market price of AED 11,000,000 or above for comparable Sidra II four-bedroom villas. The asking price of AED 9,400,000 sits AED 1,600,000 below that figure, representing a 14.5% discount against the stated benchmark.

This market comparison is provided by the selling agent and has not been independently verified by DistressPropertyFinder.com. The "+" qualifier on the AED 11,000,000 figure indicates the agent considers it a conservative floor rather than a precise valuation. Prospective buyers should review recent Dubai Land Department transaction records for Sidra II four-bedroom villas and commission an independent valuation before relying on this comparison.

About the Extension and Upgrades

The standard Emaar Type E1 villa in Sidra has a built-up area of approximately 3,102 sq.ft. This villa has been extended by the seller to 3,523 sq.ft. — an increase of roughly 421 sq.ft. or approximately 14% above the original footprint. The extension adds genuine usable living space that is not available in a standard Type E1 without undertaking a separate construction programme.

The agent also states that the interior has been upgraded above Emaar's standard delivery specification, though the precise scope of upgrades has not been itemised in the brief. Buyers should inspect the property to assess the nature and quality of both the extension and the interior finishes.

About Sidra and Dubai Hills Estate

Sidra is a completed villa sub-community within Dubai Hills Estate, developed by Emaar Properties. The community comprises three phases — Sidra I, Sidra II and Sidra III — offering three to five-bedroom detached villas. Sidra II contains approximately 160 villas and was completed and handed over.

Dubai Hills Estate is a master-planned mixed-use development by Emaar Properties, spanning over 11 million square metres. It is strategically located on Al Khail Road, southeast of Downtown Dubai. The wider community includes an 18-hole championship golf course, Dubai Hills Mall, schools, healthcare facilities, parks, cycling tracks and nature trails.

Location and Connectivity

Dubai Hills Estate is accessed via Al Khail Road, connecting residents to Downtown Dubai, Business Bay and the wider city road network. Dubai Hills Mall serves as the community's primary retail and entertainment destination. The agent notes this villa is positioned close to Hills Park, one of the community green spaces within Dubai Hills Estate.

Verification Notes

The following information is drawn from the agent brief and has not been independently audited by DPF: asking price of AED 9,400,000; market price comparison of AED 11,000,000+; bedroom count of four; built-up area of 3,523 sq.ft.; plot size of 4,392 sq.ft.; upgraded and extended status; and vacant-on-transfer availability.

Stable project facts — developer identity, community location, villa size ranges and community amenities — have been cross-referenced against the official Emaar Properties project page for Sidra and publicly available Sidra floor plan specifications. The standard Type E1 BUA of approximately 3,102 sq.ft. is sourced from published Emaar Sidra floor plans.

The price-per-square-foot figure of AED 2,668 and the savings calculation of AED 1,600,000 (14.5%) are computed by DPF from the agent's stated figures. All figures are subject to verification at the point of transaction.