4 Bedroom Extended Villa for Sale in Sidra 2, Dubai Hills Estate – AED 9,900,000

AED 2,100,000 Below Market Average | Extended Type E2 | Private Pool | Vacant on Transfer

The market average for a 4-bedroom Type E2 villa in Sidra Villas II, Dubai Hills Estate is AED 12,000,000. This villa is offered at AED 9,900,000. The difference — AED 2,100,000 — is not a rounding error or a negotiating gap. It is a genuine, quantified distress discount on an extended villa that includes a private swimming pool, a landscaped garden, and immediate vacant possession. The property is offered in clean original developer condition: no upgrades have been applied, which means a buyer acquires the structural and spatial advantages of the extension and the private pool without inheriting anyone else's renovation choices, at a price that reflects the seller's circumstances rather than the property's potential.

Property Highlights

• Type: 4-Bedroom Extended Villa + Maid's Room (Type E2 Layout)
• Sub-community: Sidra Villas II, Dubai Hills Estate, Dubai
• Built-Up Area: 3,237 sq.ft (extended beyond original E2 specification)
• Plot Size: 4,579 sq.ft
• Bedrooms: 4 + Maid's Room
• Bathrooms: 5
• Pool: Private swimming pool — in-villa, not shared
• Garden: Landscaped garden
• Condition: Clean original developer condition — no upgrades applied
• Status: Vacant on Transfer (VOT) — immediate possession
• Asking Price: AED 9,900,000
• Market Average (Type E2, Sidra II): AED 12,000,000
• Discount vs Market Average: AED 2,100,000 below
• Ownership: Freehold — open to all nationalities
• Developer (original): Emaar Properties

The Numbers — Why AED 9,900,000 Is the Story

When a sub-community has a well-established market average and a specific unit is offered at AED 2,100,000 below it, the first question any informed buyer asks is: why? In this case the answer is seller circumstances, not property deficiency. The villa is extended — it has more built-up space than the base Type E2 specification. It has a private pool — already installed, already permitted, ready to use. It has a landscaped garden. It is vacant on transfer. And it is in clean original developer condition, which means the structural fabric, the layout, and the private amenities are all in place and intact. The discount is not compensation for problems. It is a reflection of a seller who needs to transact. For a buyer, this creates a specific opportunity: acquire an extended Sidra II villa with private pool at AED 9,900,000 — a price that leaves meaningful room to apply whatever interior upgrade programme the buyer chooses, without the combined cost of buying plus upgrading exceeding the market average for a comparable property. At AED 9,900,000, the renovation budget is the difference between the asking price and the market average. That is a generous renovation budget on a property that needs no structural work, no pool installation, and no garden design — those have been done.

About the Extension, the Pool & the Developer Condition

Three aspects of this villa's specification require individual attention because they pull in directions that, taken together, define exactly what the opportunity is. The extension. At 3,237 sq.ft, this Type E2 has more built-up area than the standard Sidra II E2 specification. The extension has expanded the internal footprint — more usable space distributed across the villa's layout — without altering the structural logic of the original design. It is genuine additional space, not a conversion of garage or utility area. The private pool. A private pool in a Sidra Villas II villa is not a standard feature of the developer product. It has been installed by a previous owner, professionally permitted, and is in place and operational. The cost to install a pool in a community like Dubai Hills Estate — including DM permits, contractor cost, and lead time — is meaningful. A buyer who acquires this villa gets the pool without any of that cost or delay. The developer condition. The villa has not been upgraded. The floors, kitchen, bathrooms, and joinery are in their original Emaar specification. For some buyers this is the most significant selling point in the listing: the ability to move into a Sidra II villa with a private pool that is a blank slate on the interior — no decisions inherited, no style imposed, no partial upgrade to finish. The canvas is clean. What goes on it is entirely the buyer's choice.

Community & Lifestyle

• Sidra Villas II is one of the most established and consistently in-demand villa sub-communities in Dubai Hills Estate
• Dubai Hills Estate is Emaar's 2,700-acre flagship master-planned community between Al Khail Road (E44) and Umm Suqeim Road
• Dubai Hills Mall — one of Dubai's largest retail and dining destinations — is minutes from Sidra Villas II
• Dubai Hills Park — 180,000 sq.m of landscaped parkland — is within the wider estate
• Dubai Hills Golf Club — an 18-hole championship course — is within Dubai Hills Estate
• GEMS Wellington Academy, GEMS International School, and Kings' College Hospital Dubai are within or directly adjacent to the estate
• Al Khail Road (E44) provides direct access to Downtown Dubai in approximately 15–20 minutes and Dubai Marina in approximately 20 minutes
• Freehold — open to all nationalities

Amenities

• Private swimming pool — in-villa, not shared (this unit)
• Landscaped garden (this unit)
• Extended built-up area of 3,237 sq.ft — above standard Type E2 specification (this unit)
• Vacant on transfer — immediate possession (this unit)
• Clean original developer condition — blank interior canvas (this unit)
• Maid's room (this unit)
• Community swimming pools within Sidra Villas II
• Children's play areas within the sub-community and across Dubai Hills Estate
• Dubai Hills Mall — minutes from Sidra Villas II
• Dubai Hills Park — 180,000 sq.m of landscaped parkland
• Dubai Hills Golf Club — 18-hole championship course
• Cycling and jogging tracks across Dubai Hills Estate
• GEMS schools and Kings' College Hospital Dubai within or adjacent to the estate
• 24-hour gated security across Dubai Hills Estate
• Mosque within the community

Layout & Floor Plan

The Type E2 layout in Sidra Villas II is one of the larger 4-bedroom configurations in the sub-community. At 3,237 sq.ft — extended beyond the standard E2 footprint — this villa distributes its space across multiple floors with the ground floor carrying the primary living, dining, and kitchen areas opening to the landscaped garden and private pool, and the upper floors carrying the four bedrooms and bathrooms. The maid's room provides self-contained staff accommodation. The pool and landscaped garden occupy the outdoor portion of the 4,579 sq.ft plot, delivering a private outdoor leisure environment that is already in place and ready to use. The clean developer condition means the floor plan reads as the designer intended — without the deductions, interruptions, or partial modifications that a mid-way renovation leaves. The full dimensioned floor plan for this extended Type E2 villa in Sidra Villas II, Dubai Hills Estate is available on request from Distress Property Finder.

Payment & Handover

This villa is vacant on transfer (VOT) and available for immediate completion. The full purchase price of AED 9,900,000 is payable upon completion of the Dubai Land Department (DLD) transfer. Standard transaction costs: DLD transfer fee of 4% (AED 396,000 on this transaction), trustee office fees, and agency commission. UAE mortgage financing is available to eligible buyers — UAE-resident purchasers can typically access up to 80% loan-to-value on ready residential property, subject to bank approval and individual eligibility. For a full acquisition cost breakdown and to discuss financing options, please contact Distress Property Finder directly.

Location & Connectivity

• Dubai Hills Mall: Approximately 5–10 minutes
• Dubai Hills Park: Within Dubai Hills Estate
• Dubai Hills Golf Club: Within Dubai Hills Estate
• Kings' College Hospital Dubai & GEMS Schools: Within Dubai Hills Estate
• Downtown Dubai & Burj Khalifa: Approximately 15–20 minutes via Al Khail Road (E44)
• Mall of the Emirates: Approximately 15 minutes
• Dubai Marina & JBR: Approximately 20 minutes
• DIFC & Business Bay: Approximately 15–20 minutes
• Dubai International Airport (DXB): Approximately 25 minutes
• Al Maktoum International Airport (DWC): Approximately 35 minutes
• Served by Al Khail Road (E44) and Umm Suqeim Road

Why Buy This Villa in Sidra Villas II, Dubai Hills Estate

• AED 2,100,000 below the current market average for a Type E2 villa in Sidra II — a quantified, real discount driven by seller circumstances
• Private swimming pool already installed — no permit cost, no installation timeline, no contractor management
• Extended built-up area of 3,237 sq.ft — more space than the standard Type E2 specification
• Landscaped garden already in place — outdoor environment ready from day one
• Vacant on transfer — immediate possession, move-in or renovation-start ready on the day of DLD transfer
• Clean original developer condition — a genuine blank interior canvas; all upgrade choices remain with the buyer
• The discount versus market average creates a renovation budget without exceeding market value — the numbers work before a single decision is made
• Sidra Villas II is one of the most consistently in-demand villa sub-communities in Dubai Hills Estate
• Freehold title, open to all nationalities — fully bankable for UAE mortgage financing
• Dubai Hills Estate has one of the strongest and most consistent capital appreciation track records in Dubai

Golden Visa eligibility, rental and yield figures, handover timing and transport connectivity described above reflect source information published as at 17 August 2026 and can change. Confirm current status before relying on them.