4BR + Maid Golf-View Villa in Club Villas, Dubai Hills 4.3% Below Market

Property Overview

This 4-bedroom villa with a maid's room is in Club Villas, Dubai Hills Estate, and is offered at AED 11,000,000. The agent gives a built-up area of 3,441 sq ft, which works out to about AED 3,197 per sq ft. The agent puts the market price at AED 11,500,000, so the asking price is AED 500,000 (4.3%) below that figure. The villa is spread over three levels (G+2), overlooks the golf course, and comes furnished and vacant.

Property Highlights

• Property type: Villa, G+2
• Bedrooms: 4 plus maid's room
• Built-up area: 3,441 sq ft (agent-stated)
• Asking price: AED 11,000,000
• Agent-stated market price: AED 11,500,000
• Calculated rate: about AED 3,197 per sq ft
• View: golf course (agent-stated)
• Furnishing: furnished (agent-stated)
• Occupancy: vacant (agent-stated)

Why the Price Is Listed as Below Market

The agent compares the asking price with a stated market price of AED 11,500,000 for this villa. On that basis:

• Gap to stated market price: AED 11,500,000 minus AED 11,000,000 equals AED 500,000
• Percentage below stated market price: 4.3%
• Stated market rate: about AED 3,342 per sq ft, against about AED 3,197 per sq ft asking

The market figure is the agent's estimate. No dated DLD transaction or comparable listing was supplied with it. Buyers should check recent registered sales of 4-bedroom Club Villas, taking golf frontage, plot and furnishing into account.

About the Community

Club Villas is an Emaar villa cluster in Dubai Hills Estate. Dubai Hills Estate is a large master community built around an 18-hole championship golf course and a central park. It includes Dubai Hills Mall, schools and healthcare facilities.

Layout and View

The agent states a G+2 villa with 3,441 sq ft of built-up area, four bedrooms and a maid's room, overlooking the golf course. It is furnished. The plot size, bathroom count and parking were not supplied. Buyers should confirm these from the title deed, floor plans and site plan, and should ask for the furniture inventory.

Occupancy and Transfer

The agent states the villa is vacant. Before signing, buyers should confirm the following in writing:

• vacant possession
• any outstanding service charges
• Emaar's NOC requirements

Buyers should also budget for the DLD transfer fee and agency costs.

Location and Connectivity

Dubai Hills Estate sits between Al Khail Road and Umm Suqeim Street, with access towards Downtown Dubai, Al Barsha and Dubai Marina. Travel times vary with traffic and route.

Verification Notes

• Agent-supplied facts: 4 bedrooms plus maid, 3,441 sq ft BUA, AED 11,000,000 asking price, AED 11,500,000 market price, golf course view, furnished, vacant and G+2.
• DPF-calculated figures: about AED 3,197 per sq ft; AED 500,000 (4.3%) below the stated market price.
• External context: general Dubai Hills Estate community facts.
• Not verified: the market benchmark, plot size, bathrooms, parking and furniture inventory.