1 Bedroom Apartment for Sale in Elvira 2, Dubai Hills Estate — AED 1,650,000 | 8.33% Below Last DLD Market Sale | Boulevard View | High Floor | December 2026 Handover

Save AED 149,888 vs Last DLD Market | Boulevard View | High Floor | 2 Bathrooms | Laundry | Store | AED 2,340/sqft vs DLD Market AED 2,563/sqft | One Payment at Keys AED 453,376 | Dec 2026

A distress apartment assignment in Elvira 2, Dubai Hills Estate — with clear, independently verifiable DLD market evidence establishing exactly how deep the distress is. The most recent DLD-registered 1-bedroom sale in Elvira, Dubai Hills was AED 1,799,888 for a 702 sq ft unit at AED 2,563 per sq ft, registered on 12 June 2026 — nineteen days ago. That is the market. This unit is 705 sq ft — three sq ft larger than the DLD comparable — and the seller is accepting AED 1,650,000, which works out to AED 2,340 per sq ft. The gap between the last verified DLD market price and this distress asking price is AED 223 per sq ft, or AED 149,888 in total terms — an 8.33% discount to the most recently cleared market transaction in the same community. A buyer who acquires at AED 1,650,000 (AED 2,340/sqft) and the market continues to transact at the AED 2,563/sqft DLD-registered level begins with paper equity of AED 223 per sq ft across 705 sq ft — approximately AED 157,215 — on day one. This is not a projection or a speculative comparison: it is derived directly from the most recent DLD registry entry for a comparable product in the same community, registered 19 days ago. The near-handover timing amplifies the opportunity: with only one remaining payment of AED 453,376 due at the keys on 31 December 2026, the buyer is approximately 6 months from a fully delivered, DLD-registered Dubai Hills Estate apartment — with high floor boulevard view, 2 bathrooms, a laundry room, and a store room — at a price the market has already demonstrated is approximately AED 157,215 below the prevailing DLD transaction rate.

Property Highlights

• Project: Elvira 2
• Developer: Dubai Hills Estate L.L.C (Emaar/Meraas joint venture)
• Location: Dubai Hills Estate, Dubai
• Unit Type: 1 Bedroom
• Size: 705 sq ft
• View: Boulevard view
• Floor: High floor
• Bathrooms: 2
• Additional Rooms: Laundry room and store room
• Handover: 31 December 2026 (approximately 6 months from now)
• Last DLD Comparable: AED 1,799,888 · 702 sq ft · AED 2,563/sqft · 1BR · 12 June 2026
• Distress Asking Price: AED 1,650,000
• Asking Price per Sq Ft: AED 2,340/sqft
• DLD Market Price per Sq Ft: AED 2,563/sqft
• Discount per Sq Ft: AED 223/sqft
• Total Saving vs DLD Market: AED 149,888 (8.33% below last verified DLD sale)
• Paper Equity vs DLD Market Rate: Approximately AED 157,215
• One Remaining Payment at Keys: AED 453,376
• Property Status: Near-Handover — Off-Plan Assignment — December 2026

The Distress Evidence — DLD Market Verification

Last DLD-Registered Comparable Transaction

• Transaction Date: 12 June 2026
• Property: 1 Bedroom, Elvira, Dubai Hills
• Size: 702 sq ft
• DLD-Registered Price: AED 1,799,888
• DLD Price per Sq Ft: AED 2,563/sqft

This Distress Unit

• Distress SP: AED 1,650,000
• Size: 705 sq ft (3 sq ft larger than the DLD comparable)
• Distress Price per Sq Ft: AED 2,340/sqft
• Discount per Sq Ft vs DLD Market: AED 223/sqft
• Total Saving vs Last DLD Sale: AED 149,888
• Percentage Below DLD Market: 8.33%

Paper Equity Calculation

• AED 223/sqft × 705 sq ft: Approximately AED 157,215
• This is the immediate paper equity the buyer creates relative to the last DLD-registered market transaction simply by purchasing at the distress price rather than the last cleared market rate
• Source: Derived directly from the most recent DLD registry entry for a comparable 1BR in Elvira, Dubai Hills — registered 19 days ago, not a projection

Estimated Buyer All-In

• SP: AED 1,650,000
• Buyer DLD (4%): AED 66,000
• Buyer Admin: Approximately AED 580
• Buyer Agency (2% + VAT): Approximately AED 34,650
• Total Estimated Buyer All-In: Approximately AED 1,751,230
• Buyer All-In vs Last DLD Market Price (AED 1,799,888): Still approximately AED 48,658 below the last DLD-registered transaction — even after paying every buyer fee

Why Near-Handover Distress Is the Lowest-Risk Position

Distress deals exist at every stage of a project’s construction cycle, but the risk profile varies significantly by distance to handover. An off-plan assignment made 36 or 48 months before handover carries construction risk, developer risk, market cycle risk, and the cost-of-capital opportunity cost of a long holding period before the asset delivers. An assignment made with 6 months to handover — a single remaining payment at the keys — has essentially none of those risks. The building is complete or nearly complete. The developer’s delivery timeline is confirmed by proximity. The asset is visible, photographable, and inspectable. The buyer’s capital is exposed for 6 months before the asset delivers a DLD-registered title deed. For an investor, the rental income clock starts in 6 months from a asset whose DLD-registered market price is AED 1,799,888 but whose acquisition cost is AED 1,650,000. For an end-user, the move-in date is 6 months away from a Dubai Hills boulevard-view, high-floor, 2-bathroom apartment with laundry and store rooms that is already proven — by the most recent DLD transaction in the same project — to have a market value materially above the purchase price. Near-handover distress in a delivered Emaar community is one of the lowest-risk categories of real estate investment opportunity that the Dubai off-plan secondary market produces.

The Payment Plan — One Remaining Payment at Keys

The payment plan structure is maximally simple and buyer-friendly: the seller has already paid the majority of the purchase price to the developer, and the only obligation remaining to Dubai Hills Estate L.L.C. is AED 453,376 — the final 30% (or equivalent completion tranche) — due at keys on 31 December 2026. The buyer steps into the seller’s position, compensates the seller for the amount already paid (AED 1,650,000 less AED 453,376 = AED 1,196,624 payable now to the seller), and then pays AED 453,376 to the developer at handover. The buyer’s immediate cash requirement is AED 1,196,624 plus DLD, agency, and admin fees — approximately AED 1,297,854 total immediately — with AED 453,376 deferred to December 2026. This structure allows the buyer to limit immediate capital deployment while still locking in the distress price today.

Payment Schedule

• Payable Now to Seller (amount seller has paid to developer): AED 1,196,624
• Final Payment to Developer at Keys (31 Dec 2026): AED 453,376
• Total Purchase Price: AED 1,650,000
• Immediate Buyer Cash Requirement (SP less final payment, plus fees): Approximately AED 1,297,854
• Deferred to December 2026: AED 453,376

Elvira 2 — The Specifications That Matter

The specification of this specific unit within Elvira 2 is notably comprehensive for a 1-bedroom off-plan apartment at this price point and in this community. Two bathrooms — rather than the single bathroom that many 1-bedroom layouts provide — deliver an en-suite master bathroom and a guest bathroom, providing the bathroom provision that end-users and tenants increasingly expect in a premium community like Dubai Hills Estate. A dedicated laundry room provides a separate utility space for laundry appliances and cleaning equipment, keeping the laundry function out of the kitchen or bathroom and providing purpose-built utility storage. A store room provides a separate and lockable storage space for household items, luggage, sports equipment, and the domestic storage requirements that urban apartment dwellers accumulate. The boulevard view means the apartment’s primary visual orientation faces the Dubai Hills Estate Boulevard — the community’s primary retail, dining, and social spine — providing both a lively urban outlook and convenient visual connection to the community’s commercial heartbeat. The high floor elevation provides clear sightlines in both directions along the Boulevard and elevates the apartment above the lower-floor units that may be partially obscured by adjacent landscaping and street-level activity.

About Elvira 2 — Dubai Hills Estate

Elvira 2 is a residential apartment development within Dubai Hills Estate — the Emaar and Meraas joint venture masterplan community that represents the most comprehensively planned and most amenity-complete new residential destination in Dubai’s current development cycle. Dubai Hills Estate is anchored by the Dubai Hills Mall — one of Dubai’s largest and most successfully tenanted regional shopping malls — and the Dubai Hills Golf Club, an 18-hole championship golf course that provides both a major leisure asset and a green view corridor across a significant portion of the masterplan. The community’s residential product mix covers apartments, townhouses, and villas across multiple sub-communities, with the apartment offering — including Elvira and Elvira 2 — positioned as the entry point to Dubai Hills Estate ownership at the most competitive price-per-sqft relative to the community’s full range of residential product. Elvira 2 specifically occupies a premium position within the apartment cluster, with its boulevard-facing units providing the direct connection to Dubai Hills Boulevard’s retail, dining, and pedestrian lifestyle infrastructure. For investors, Dubai Hills Estate consistently delivers the rental premiums above the broader Dubai market that location-quality and community amenity quality produce — and Elvira 2’s boulevard address, high floor specification, 2-bathroom configuration, and the laundry and store rooms that distinguish it above the minimum 1-bedroom specification combine to attract the most complete and highest-paying tenant profile within the Dubai Hills apartment market.

Community and Lifestyle

• Elvira 2 — premium apartment development within Dubai Hills Estate
• Boulevard view — direct outlook over Dubai Hills Estate Boulevard’s retail and dining spine
• High floor — elevated position with clear boulevard sightlines
• 2 bathrooms — en-suite master and separate guest bathroom
• Laundry room — dedicated utility space
• Store room — dedicated storage beyond the apartment footprint
• Dubai Hills Mall — one of Dubai’s largest regional malls, directly within the masterplan
• Dubai Hills Golf Club — 18-hole championship course within the community
• Dubai Hills Park — one of the largest parks in Dubai, within the masterplan
• GEMS Wellington Academy and other schools within Dubai Hills Estate
• Dubai Hills Metro station (Blue Line) — connectivity to the Dubai Metro network
• December 2026 handover — 6 months from now

Amenities

• Boulevard view — Dubai Hills Estate Boulevard outlook
• High floor position
• 2 bathrooms — en-suite and guest
• Laundry room — dedicated utility space
• Store room — dedicated storage
• Elvira 2 building amenities — pool, gymnasium, lobby on request from developer
• Dubai Hills Mall — immediately within the masterplan
• Dubai Hills Golf Club — 18-hole championship
• Dubai Hills Park — extensive green space
• Dubai Hills Boulevard — retail, dining, cafes, services
• GEMS Wellington Academy and community schools
• Dubai Hills Metro station — Blue Line connectivity
• Community cycling and jogging tracks
• 24/7 gated security and Emaar-standard community management
• Full service charge details on request from developer

Investment Case — Dubai Hills Boulevard, 8.33% Below DLD Market, December 2026

The investment case for this Elvira 2 unit operates across three compounding value drivers simultaneously. First, immediate distress equity: entering at AED 2,340/sqft versus the DLD-registered market rate of AED 2,563/sqft provides approximately AED 157,215 of paper equity on a 705 sq ft unit from the first day of ownership — equity created by purchasing at a price the market has verifiably demonstrated is below the prevailing clearing rate. Second, near-handover asset delivery: with only AED 453,376 remaining at the December 2026 keys, the investor is 6 months from a fully delivered, DLD-registered asset with zero construction or developer delivery risk. The rental income clock starts in December 2026. Third, Dubai Hills Estate rental premium: Elvira 2’s boulevard address, high floor, 2-bathroom configuration, and the laundry and store rooms position it at the premium end of the Dubai Hills 1-bedroom rental market — a market where the combination of Dubai Hills Mall access, Golf Club proximity, Metro connectivity, and the community’s consistent family and professional tenant demand drives rents materially above the Dubai apartment average. The combination of below-market acquisition, near-zero construction risk, and premium rental income positioning from a premium community address creates an investment proposition of unusual clarity and low risk profile for a distress off-plan assignment.

Location and Connectivity — Dubai Hills Estate

• Community: Dubai Hills Estate, Dubai
• Key Roads: Al Khail Road (E44), Hessa Street (D61)
• Dubai Hills Metro Station (Blue Line): Within the community
• Dubai Hills Mall: Within the masterplan — walkable from Elvira 2
• Dubai Hills Golf Club: Within the masterplan
• Dubai Hills Park: Within the masterplan
• Mall of the Emirates: Approximately 10 to 15 minutes by car
• Downtown Dubai and Burj Khalifa: Approximately 15 to 20 minutes by car
• Dubai Marina and JBR: Approximately 20 to 25 minutes by car
• DIFC and Business Bay: Approximately 15 to 20 minutes by car
• Dubai International Airport (DXB): Approximately 20 to 25 minutes by car
• Al Maktoum International Airport (DWC): Approximately 30 to 35 minutes by car

Why This Elvira 2 Listing Demands Immediate Action

• 8.33% below last DLD-registered market sale — AED 149,888 saving vs verified 12 June 2026 comparable
• AED 2,340/sqft vs DLD market AED 2,563/sqft — AED 223/sqft discount to last verified transaction
• Paper equity approximately AED 157,215 relative to last DLD market rate — from day one
• Buyer all-in approximately AED 1,751,230 — still approximately AED 48,658 below the last DLD-registered price
• One remaining payment of AED 453,376 at keys — near-handover, near-zero construction risk
• December 31 2026 handover — 6 months from now — rental income in 6 months
• Boulevard view and high floor — premium position within the Elvira 2 specification range
• 2 bathrooms, laundry, and store room — above-minimum 1BR specification
• Dubai Hills Estate — mall, golf club, park, metro, schools all within the masterplan
• Freehold — available to all nationalities worldwide
• The DLD-registered 12 June 2026 comparable is verifiable — the distress arithmetic is real

Frequently Asked Questions