5BR Villa Below OP in Address Hillcrest, Dubai Hills Estate

Property Overview

5BR branded villa in Address Hillcrest, Dubai Hills Estate, offered at AED 19,500,000, which is 16.7% below the seller's total investment of AED 23,400,000 (original purchase price of AED 22,500,000 plus AED 900,000 in DLD transfer fees). The 9,918 sqft BUA villa sits on a 7,095 sqft plot and is priced at AED 1,966 per sqft. Address Hillcrest is a completed, gated community of 138 Address-branded villas by Emaar Properties.

Property Highlights

• Asking price: AED 19,500,000
• Total seller investment: AED 23,400,000 (OP AED 22,500,000 + DLD AED 900,000)
• Savings: AED 3,900,000 (16.7% below total investment)
• Built-up area: 9,918 sqft
• Plot size: 7,095 sqft
• Price per sqft: AED 1,966 (based on BUA)
• Villa type: Classic design (smallest of four layouts)
• Branded residence (Address Hotels and Resorts)
• Ready and completed
• Developer: Emaar Properties

Why the Price Qualifies as OP Plus DLD Covered

The agent states the original purchase price as AED 22,500,000. The 4% DLD transfer fee on this amount is AED 900,000, bringing the seller's total investment to AED 23,400,000. At an asking price of AED 19,500,000, the seller absorbs a loss of AED 3,900,000 or 16.7% of their total outlay. This represents a genuine distress situation where the seller is not only forgoing any capital gain but accepting a significant loss below their original purchase price.

The stated OP of AED 22,500,000 is consistent with DLD data. A Jun 2026 transaction for a villa with a nearly identical plot (7,097 sqft) recorded at AED 22,500,000. The PF project page lists launch prices from AED 21,679,888, and the OP falls within the expected range for a Classic type villa.

DLD Transaction Context

DLD records for Address Hillcrest in 2026 show 5BR villa transactions ranging from AED 18,000,000 (Mar 2026, 10,336 sqft BUA) to AED 26,000,000 (Aug 2026, 9,857 sqft BUA). The most recent transaction in Sep 2026 recorded AED 20,000,000 for a villa with 10,336 sqft BUA and a 7,128 sqft plot.

Most DLD transactions involve the larger Modern layout (10,336 sqft BUA) rather than this villa's Classic layout (9,918 sqft BUA). On a per-sqft basis, the Sep 2026 DLD transaction equates to AED 1,935 per sqft compared to this listing at AED 1,966 per sqft, making them broadly comparable. However, the Sep 2026 villa is 418 sqft larger in BUA, so absolute price comparison favours this listing at AED 500,000 less.

The Mar 2026 outlier at AED 18,000,000 for a 10,336 sqft villa (AED 1,741 per sqft) is notably below the rest of the range and may reflect specific circumstances.

About Address Hillcrest and Dubai Hills Estate

Address Hillcrest is a gated community of 138 Address Hotels and Resorts branded villas by Emaar Properties within Dubai Hills Estate. The development comprises 51 Classic and 87 Modern design villas across four layout types, with BUA ranging from 9,918 to 10,371 sqft and plot sizes from 6,983 to 10,805 sqft. Each villa features a basement, ground floor, first floor, and rooftop terrace, with parking for two vehicles.

Community amenities include a clubhouse with indoor gymnasium and swimming pool, children's play area, half basketball court, outdoor gym, lakeside picnic areas, and a lily pond. The Address branding provides concierge services.

Dubai Hills Estate is a master-planned community by Emaar featuring a 54 km cycle track, an 18-hole championship golf course, Dubai Hills Mall (over 650 retail and dining outlets), Dubai Hills Park, King's College Hospital, and GEMS International School. The estate is accessible via Al Khail Road and Umm Suqeim Road.

Villa Layout

This Classic design villa spans 9,918 sqft of built-up area across four levels: basement, ground floor, first floor, and rooftop. The ground floor includes a great room, dining area, family room, kitchen, guest bedroom, maid's quarters, and powder room. The first floor houses the primary bedroom suite and three secondary bedrooms. The villa includes parking for two vehicles and an optional elevator provision. Plot size is 7,095 sqft.

Verification Notes

• The original price of AED 22,500,000 is stated by the agent. A DLD transaction in Jun 2026 for a villa with a nearly identical plot (7,097 sqft) at AED 22,500,000 corroborates this figure.
• The DLD fee of AED 900,000 (4% of OP) is calculated, bringing total seller investment to AED 23,400,000.
• The 9,918 sqft BUA corresponds to the Classic design, the smallest of four villa types in Address Hillcrest.
• Most DLD transactions in 2026 are for the larger Modern layout (10,336 sqft BUA). Direct comparisons should account for the 418 sqft size difference.
• The Sep 2026 DLD transaction at AED 20,000,000 for a larger villa is the closest recent comp in absolute terms, suggesting this listing at AED 19,500,000 is competitively priced.
• Address Hillcrest is completed and handed over (Q2 2026). The villa is ready for immediate occupancy.