11-Bedroom Mansion in Emirates Hills on a 45,000 sq ft Plot, Reduced to AED 130M

Property Overview

This eleven-bedroom mansion in Emirates Hills, Dubai, is offered at AED 130,000,000 as a distressed sale. It has a built-up area of 40,804 sq ft on a plot of approximately 45,000 sq ft and is in original condition. According to the agent, the asking price has been reduced from an earlier AED 200,000,000.

Property Highlights

• Asking price: AED 130,000,000
• Previous asking price (agent-stated): AED 200,000,000
• Property type: 11-bedroom villa / mansion
• Built-up area: 40,804 sq ft
• Plot size: approximately 45,000 sq ft (agent-stated)
• Price per sq ft of BUA: about AED 3,186 (calculated)
• Condition: original
• Community: Emirates Hills

Why This Listing Is Classified as Below Market

The agent describes the mansion as distressed and reports that the asking price has dropped from AED 200,000,000 to AED 130,000,000. That is a reduction of AED 70,000,000, or 35% off the earlier asking price.

That figure is a change in asking price, not a discount against an original purchase price or a DLD transaction. No original purchase price or dated market comparison was supplied. The Below Market classification therefore reflects the agent's description and is provisional until a dated benchmark is provided.

On the built-up area, the asking price works out to roughly AED 3,186 per sq ft (AED 130,000,000 divided by 40,804 sq ft). Ultra-prime villas in Emirates Hills trade in small numbers, and their value depends heavily on plot position, frontage and build quality. Buyers should rely on a professional valuation and recent comparable plot and villa sales.

About Emirates Hills

Emirates Hills is a gated villa community developed by Emaar Properties and established in 2003. It is among Dubai's most exclusive residential addresses and is often called the "Beverly Hills of Dubai."

Many plots overlook the fairways of The Address Montgomerie, an 18-hole championship golf course designed by Desmond Muirhead and Colin Montgomerie. The community is known for large custom-built mansions on individual plots, which makes each home largely unique.

Layout and Condition

The agent describes an eleven-bedroom mansion with 40,804 sq ft of built-up area on an approximately 45,000 sq ft plot, offered in original condition. "Original condition" generally means the home has not been recently renovated, so buyers should budget for an inspection and any refurbishment.

The following were not supplied and should be confirmed during viewing:

• bathroom count
• parking and garage capacity
• pool and staff quarters
• golf course or lake frontage
• furnishing
• occupancy

Location and Connectivity

Emirates Hills lies in the Emirates Living area of New Dubai, with road access towards Sheikh Zayed Road, Dubai Marina and Jumeirah Lake Towers. Exact travel times depend on traffic and route and are not stated here.

Verification Notes

• Unit facts (bedrooms, BUA, approximate plot size, condition, current and previous asking price) come from the agent brief received on 13 October 2026.
• The price per sq ft and the asking-price reduction are calculated by DPF.
• The plot size is approximate and should be confirmed from the title deed and affection plan.
• Community facts come from published reference sources.
• No original purchase price was supplied, so no below-original-price claim is made.