High-Floor 1-Bedroom Off-Plan Apartment at Rosehill Block A, Dubai Hills Estate — Below Original Price (incl. DLD)

Property Overview

This is an off-plan one-bedroom apartment above the 12th floor at Rosehill Block A by Emaar Properties in Dubai Hills Estate, Dubai. Measuring 760 sq ft with a community view and balcony, it is offered at AED 1,500,000 — AED 274,124 below the seller's stated original purchase price of AED 1,774,124 (including DLD), a discount of about 15.4%, at an indicative AED 1,974 per sq ft. Handover is scheduled for June 2029.

Property Highlights

• Off-plan high-floor one-bedroom apartment at Rosehill Block A (above the 12th floor)
• 760 sq ft with a community view and balcony
• Priced AED 274,124 (about 15.4%) below the stated original cost including DLD
• Golf-front Emaar community with Dubai Hills Park and Mall nearby
• Asking price of AED 1,500,000 (approximately AED 1,974 per sq ft); handover June 2029

Why the Price Qualifies as Below OP

The seller states the apartment was originally purchased for AED 1,774,124, a figure stated as including DLD. Against the current asking price of AED 1,500,000, this represents:

• Savings amount: AED 274,124
• Savings versus the stated original cost: about 15.4%
• Indicative rate: approximately AED 1,974 per sq ft, based on the 760 sq ft size

The brief's deal type field read 'OP + DLD Covered', which denotes cost recovery (asking roughly equal to OP + DLD). However, the marketing and figures show a 15.4% discount below the all-in cost, so DPF has classified it under the CMS value 'Below OP' (using the OP-incl-DLD as the benchmark), consistent with its other 'Below OP + DLD' listings. The implied base original price (about AED 1.71M) is slightly above Rosehill's one-bedroom launch price (from around AED 1.6M) for an above-12th-floor unit, and the asking price sits below launch, supporting the distress positioning. Buyers should confirm the exact original price and DLD against the signed SPA and Dubai Land Department records. The original purchase date was not supplied.

About Rosehill, Dubai Hills Estate and Emaar

Rosehill is an off-plan, golf-front residential development by Emaar Properties in Dubai Hills Estate, comprising two 21-storey high-rise blocks (A and B, configured Basement + Ground + Podium + 21 Floors + Roof) and a low-rise Block C, with around 555 one to three-bedroom apartments overlooking the Dubai Hills Championship Golf Course and community. Amenities include golf club access, a swimming pool and gym, a padel court, Zen gardens, children's play areas, BBQ areas, bike lanes and jogging trails, with Dubai Hills Park adjacent and Dubai Hills Mall (over 650 outlets) minutes away. Dubai Hills Estate is a green, master-planned community between Downtown Dubai and Dubai Marina. Handover is scheduled for June 2029 (Q2 2029).

Layout, Floor and View

The brief describes a one-bedroom apartment of 760 sq ft above the 12th floor, with a community view and balcony. Bathroom count, parking and furnishing were not supplied and should be confirmed. To keep this listing accurate, no unit-specific details beyond those supplied and standard project features have been added.

Payment Plan and Handover

This is an off-plan resale, so the buyer takes over the seller's position subject to Emaar's transfer process and the signed SPA. The project was offered on an 80/20 plan (10% booking, 70% during construction, 20% on handover, plus 4% DLD); the amount paid to date, outstanding balance, transfer fees and exact handover for this unit should be confirmed. Handover is scheduled for June 2029.

Location and Connectivity

Dubai Hills Estate is a master community within Mohammed Bin Rashid City, along Al Khail Road, next to Dubai Hills Park and Dubai Hills Mall. Specific drive times were not supplied and are not stated here to avoid unverified claims; buyers should confirm distances to their own key destinations.

Verification Notes

• Agent-supplied facts: one-bedroom apartment, 760 sq ft, above 12th floor, community view, balcony, off-plan, AED 1,500,000 asking price, an AED 1,774,124 original cost stated as including DLD, and a June 2029 handover.
• Deal classification: the brief's field 'OP + DLD Covered' corrected to 'Below OP', as the figures show a 15.4% discount below OP+DLD (not cost recovery). Calculated by DPF: savings of AED 274,124 (about 15.4%) and an indicative AED 1,974 per sq ft; matching the marketing.
• Anomaly check: the implied base OP (~AED 1.71M) is slightly above the 1-bedroom launch price (~AED 1.6M) for a high-floor unit; the asking is below launch, supporting distress. Confirm the OP against the SPA/DLD.
• Researched project facts: developer (Emaar Properties), Rosehill Block A config, 1-bedroom sizes, amenities and June 2029 handover were taken from Emaar/market sources.
• The agent's "15.4% Below OP + DLD | Community View | Balcony | Above 12th Floor" statement is preserved as an attributed agent marketing claim; DPF's own calculation confirms about 15.4%.