16,040 Sq Ft BUA | 13,716 Sq Ft Plot | 2024 Built | Never Occupied | Private Pool | Park-Facing Rooftop Terrace | 8-Car Parking | AED 54,000,000
This is one of the most precisely defined and most commercially significant ultra-luxury distress entries currently available in Dubai Hills Estate. A brand-new, never-occupied, 2024-built seven-bedroom ultra-luxury villa in Fairways — one of Dubai Hills Estate's most exclusive and most golf course-proximate villa addresses — is available at AED 54,000,000. The current market price for comparable ultra-luxury villas with this specification in Fairways is AED 60,000,000. The gap is AED 6,000,000 — 10% below the prevailing market level. The villa delivers 16,040 sq ft of built-up area across three levels including a large basement, on a 13,716 sq ft plot, with a private pool and a rooftop terrace facing the park, covered parking for up to eight cars, seven bedrooms, ten bathrooms, maid's and driver's rooms, and the blank-canvas condition of a 2024-built property that has never been occupied and has never had anyone else's interior design choices imposed on it. The seller's distress creates the incoming buyer's opportunity: a ten-percent below-market entry into a 2024-built ultra-luxury villa in one of Dubai's most mature, most internationally recognised, and most consistently appreciating luxury residential communities — never occupied, ready for an entirely bespoke first fit-out, at AED 6,000,000 less than the price the market is currently transacting comparable villas at.
Property Highlights
- Property Type: Ultra-Luxury Villa
- Sub-Community: Fairways, Dubai Hills Estate
- Developer Community: Emaar Properties — Dubai Hills Estate
- Year of Construction: 2024 — Brand New
- Occupancy: Never Occupied — Unfurnished — Blank Canvas
- Bedrooms: 7
- Bathrooms: 10
- Staff Rooms: Maid's Room + Driver's Room
- BUA: 16,040 sq ft
- Plot Size: 13,716 sq ft
- Levels: 3 (Ground + Upper + Large Basement)
- Private Pool: Yes
- Rooftop Terrace: Yes — Park-Facing
- Covered Parking: Up to 8 Cars
- Condition: Unfurnished — Never Occupied — Ready for Custom Fit-Out
- Market Price: AED 60,000,000
- Distress Asking Price: AED 54,000,000
- Gap to Market: AED 6,000,000 (10% below market)
- Price per Sq Ft (BUA): approximately AED 3,366
- Market Price per Sq Ft (BUA): approximately AED 3,741
- Per-Sq-Ft Saving vs Market: approximately AED 375/sq ft
- Ownership: Freehold — All Nationalities
- Mortgage Eligible: Yes — subject to buyer qualification
About Fairways, Dubai Hills Estate
Dubai Hills Estate is Emaar Properties' most comprehensive and most architecturally ambitious luxury villa and apartment master community — a joint development with Meraas that has become, since its launch, one of the most consistently in-demand and most actively appreciated luxury residential addresses in Dubai. Fairways is one of the most exclusive and most golf course-proximate villa sub-communities within Dubai Hills Estate — a designation that places this specific villa in the direct orbit of the Dubai Hills Golf Club, one of Dubai's most consistently popular and most architecturally distinguished eighteen-hole championship courses, whose manicured fairways and curated landscape form the immediate visual context for Fairways' residential plots. The combination of the Dubai Hills Estate master community's full lifestyle infrastructure — Dubai Hills Mall, Dubai Hills Park, the golf course, the community boulevard retail and dining, and the community's consistently excellent road and highway connectivity via the Umm Suqeim Road, Al Khail Road, and Sheikh Mohammed Bin Zayed Road interchange — with the Fairways sub-community's specific golf-course-adjacent positioning, creates the precise residential context within which a 2024-built, never-occupied, 16,040 sq ft seven-bedroom ultra-luxury villa at AED 54,000,000 represents one of the most structurally advantaged distress entries currently available in Dubai's ultra-luxury residential market.
Community and Sub-Community
- Fairways — one of Dubai Hills Estate's most exclusive and most golf course-proximate villa sub-communities
- Dubai Hills Estate — Emaar and Meraas joint master community; one of Dubai's most consistently in-demand luxury residential addresses
- Dubai Hills Golf Club — 18-hole championship golf course immediately adjacent to Fairways villas
- Dubai Hills Mall — one of Dubai's most comprehensively tenanted and most architecturally distinguished suburban retail destinations
- Dubai Hills Park — one of Dubai's largest community parks, within the masterplan
- Rooftop terrace facing the park — a specific and permanent locational attribute of this villa's plot position
- 2024 construction — brand new, never occupied, blank canvas condition
- 16,040 sq ft BUA — a genuinely palatial residential programme distributed across three levels including a large basement
- AED 54,000,000 — AED 6,000,000 (10%) below the current market price of AED 60,000,000
The AED 6,000,000 Below-Market Gap — 10% of the Most Prestigious Address in Dubai Hills
The gap between the AED 60,000,000 current market price for comparable ultra-luxury Fairways villas with this specification and the AED 54,000,000 distress asking price is AED 6,000,000 — ten percent of the market's current assessment of what this villa and its precise combination of attributes is worth. In absolute terms, AED 6,000,000 is a number whose scale requires context: it represents more than the total acquisition cost of multiple mid-market Dubai residential units, and it represents the entirety of the premium that separates this specific villa's entry price from the market's comparable benchmark. For the incoming buyer, AED 6,000,000 is not simply a discount on the stated market price — it is the commercial expression of one seller's personal need to exit a position in one of Dubai's most valuable individual residential assets at a cost that the market's current participants would not otherwise make available. On a per-sq-ft basis, the asking price of approximately AED 3,366 per sq ft of BUA against the market comparable of approximately AED 3,741 per sq ft represents a per-sq-ft saving of approximately AED 375 — a saving that, applied across 16,040 sq ft of BUA, delivers the AED 6,000,000 aggregate gap in a format that is structurally and permanently embedded in the incoming buyer's cost basis. For a buyer whose ultra-luxury villa acquisition decision is framed by long-term capital appreciation rather than yield, the AED 6,000,000 below-market entry means the position is immediately and verifiably above its comparable market benchmark from day one of ownership — in an asset class and a sub-community whose long-term trajectory within the Dubai ultra-luxury residential market has been consistently upward across every market cycle since Fairways' launch.
2024 Built — Never Occupied — The Blank Canvas Premium
The never-occupied, unfurnished, blank-canvas condition of this 2024-built villa is not a neutral or incidental attribute — it is, for the incoming buyer who intends to commission a bespoke interior fit-out, one of the most commercially and practically significant features in the listing. In the ultra-luxury villa market, the difference between a blank-canvas, never-occupied property and a previously occupied villa whose previous owner has already commissioned and installed their own interior design programme is the difference between a genuinely bespoke first residence and a property that requires a specific budget allocation to strip, re-design, and rebuild the interior before the new owner's vision can be realised. A 2024-built villa that has never been occupied means every surface, every fixture, every fitting, every piece of built-in joinery, every kitchen specification, every bathroom finish, and every detail of the sixteen thousand square feet of internal environment is either in its original builder's specification awaiting the incoming owner's design decision, or — in the case of this blank-canvas property — available in raw form for a completely bespoke first fit-out without the removal, stripping, or remediation costs that a previously occupied property incurs. For a buyer who commissions a bespoke interior designer to create an entirely personalised ultra-luxury residential environment across three levels, a large basement, a private pool terrace, and a park-facing rooftop, the 2024-built, never-occupied condition is the starting point that every such buyer specifically desires: a structurally sound, newly constructed, freshly handed-over canvas whose every detail can be designed, specified, and installed to the incoming owner's exact vision from first principles.
16,040 Sq Ft BUA Across Three Levels Including a Large Basement — The Scale Argument
At 16,040 sq ft of built-up area distributed across three levels — ground floor, upper floor, and a large basement — this villa delivers a residential programme whose scale places it in the upper tier of what is available within Dubai Hills Estate's Fairways inventory. The spatial logic of three levels with a large basement creates a domestic programme of unusual completeness: the ground floor can deliver the formal and informal reception sequence, the principal family kitchen and dining environment, the staff accommodation, the service infrastructure, and direct access to the private pool terrace and garden; the upper floor can distribute the seven bedroom suites — including the master suite and the children's bedroom cluster — across a floor plate whose volume allows each suite genuine proportional generosity rather than minimum-dimension box rooms; and the large basement creates a dedicated entertainment, recreation, or wellness level that is physically separated from the household's social and sleeping floors — a cinema room, a gymnasium, a games room, a wine cellar, a spa treatment room, or any combination of the above, in a fully enclosed, acoustically independent, and separately climate-controllable environment. For a household whose lifestyle requirements extend beyond the standard domestic programme of a seven-bedroom villa on two floors, the basement level is the space that makes this villa a genuinely comprehensive residential environment rather than simply a very large house.
The Rooftop Terrace Facing the Park — An Irreplaceable View Asset
The park-facing rooftop terrace is the singular view and lifestyle asset in this villa that no renovation, repositioning, or interior design programme on any alternative plot in Fairways can replicate — it is a permanent, structural, and specifically positioned outdoor environment whose view orientation is a fixed consequence of this villa's precise location on its specific plot within the sub-community. A rooftop terrace in a three-level ultra-luxury villa is, in itself, an unusual provision: it requires a structural programme and a roof engineering specification specifically designed to support an occupied, furnished, and landscaped outdoor environment at the highest level of the building — not a maintenance access roof but a genuine outdoor living room at elevation. A rooftop terrace in Dubai Hills Estate's Fairways, oriented to face the park, delivers a specific combination: the elevation of the rooftop position above the immediate neighbourhood's tree canopy and perimeter walls, the unobstructed sightline across the park's managed green landscape rather than into a neighbouring villa's private garden, and the three-hundred-and-sixty-degree sky access that a rooftop's position above all surrounding structures provides. For an incoming owner who intends to use this terrace as an outdoor entertainment space — a rooftop dining environment, a sunset cocktail terrace, a morning yoga deck, or a fully landscaped rooftop garden — the park-facing orientation means the view from every seating position on the terrace is into managed green space rather than into the built environment, a visual quality that sustains the terrace's daily-use appeal across every season in which Dubai's climate makes outdoor living at elevation pleasurable.
Private Pool — Eight-Car Covered Parking — Staff Accommodation
The private pool, the eight-car covered parking provision, and the dedicated maid's and driver's rooms complete the four most practically significant support infrastructure attributes of this ultra-luxury villa's specification — attributes that, taken individually, are expected in an ultra-luxury Fairways villa, but whose combined presence at this specification level in a single 2024-built property represents the full domestic infrastructure that a large household with multiple vehicles, residential domestic staff, and active outdoor leisure use requires without compromise or adaptation. The private pool in a 2024-built villa provides a newly constructed swimming and leisure environment on the plot that has never been used, never required maintenance management, and is available for the incoming owner to landscape, light, heat, and equip to their own specification from first use. The eight-car covered parking provision is specifically significant in the context of a household whose vehicle fleet is a reflection of their lifestyle — eight covered parking spaces means the household's vehicles are protected from Dubai's direct sunlight, stored in a clearly organised and accessible format, and available without the daily friction of uncovered parking management in a large-household environment. The maid's room and driver's room complete the staff accommodation infrastructure that a household operating a villa of this scale and specification requires — dedicated, private, and physically separated from the main household's living environment.
Amenities
- 7 Bedroom Ultra-Luxury Villa — 10 Bathrooms — 16,040 sq ft BUA
- Maid's Room and Driver's Room
- Three Levels: Ground Floor + Upper Floor + Large Basement
- Private Pool
- Rooftop Terrace — Park-Facing
- Covered Parking for up to 8 Cars
- 2024 Construction — Never Occupied — Unfurnished — Blank Canvas
- Ready for Bespoke Custom Fit-Out
- Fairways Sub-Community — Dubai Hills Golf Club Adjacency
- Dubai Hills Estate Community — Full Master Community Infrastructure
- Dubai Hills Mall — Within the Community
- Dubai Hills Park — Within the Community
- Dubai Hills Golf Club — 18-Hole Championship Course
- Dubai Hills Estate Community Schools and Retail
- 24/7 Gated Community Security
Layout and Floor Plan
This seven-bedroom ultra-luxury villa in Fairways, Dubai Hills Estate spans 16,040 sq ft of built-up area across three levels on a 13,716 sq ft plot. The ground floor is expected to accommodate the formal reception hall and principal entrance sequence, formal and informal living and dining rooms, the principal family kitchen and family room with access to the private pool terrace, a guest bedroom suite, the maid's and driver's rooms and domestic service infrastructure, a guest bathroom, and the eight-car covered parking wing. The upper floor distributes the six remaining bedroom suites — including the master suite, whose bedroom, en-suite bathroom, dressing room, and private terrace provision will be designed as part of the bespoke fit-out programme — and the family-room or study infrastructure appropriate to a household of this scale. The large basement level provides a fully enclosed, separately programmable environment for cinema, gymnasium, games room, wine storage, spa, or any combination of entertainment and wellness uses that the incoming owner specifies in their fit-out programme. The rooftop terrace, park-facing, provides an elevated outdoor entertainment, dining, or landscaped garden environment at the apex of the building. As the villa is unfurnished, never occupied, and blank-canvas ready, the full architectural structure across all three levels, the basement, the pool terrace, and the rooftop is immediately accessible for inspection, measurement, and design assessment during any viewing. Full floor plans, room-by-room dimensions, structural drawings, basement configuration, rooftop terrace layout, pool terrace specification, and complete architectural documentation are available on request from the listing agent for qualified prospective buyers.
Financial Overview
This villa is offered at AED 54,000,000 — AED 6,000,000 (10%) below the current market price of AED 60,000,000 for comparable ultra-luxury Fairways villas with this specification. At AED 54,000,000 for 16,040 sq ft of BUA on a 13,716 sq ft plot, the price per sq ft of BUA equates to approximately AED 3,366 — against a market comparable of approximately AED 3,741 per sq ft, a per-sq-ft saving of approximately AED 375. As a ready, completed freehold property in one of Dubai's most consistently prestigious master communities, this villa is eligible for mortgage financing subject to buyer qualification and bank approval at the ultra-luxury tier. Dubai Land Department transfer fees of typically 4% apply. At AED 54,000,000, the buyer is well within the eligibility threshold for UAE Golden Visa, permanent residency structuring, and any applicable ultra-high-net-worth buyer advisory that the listing agent can facilitate on request. All additional transaction costs are available on request from the listing agent.
Location and Connectivity
- Dubai Hills Golf Club: immediately adjacent — Fairways is the golf course's residential frontage
- Dubai Hills Mall: within the community — approximately 5 minutes by car
- Dubai Hills Park: within the masterplan — rooftop terrace park-facing
- Sheikh Mohammed Bin Zayed Road (E311): approximately 5–10 minutes by car
- Al Khail Road (E44): direct community access
- Umm Suqeim Road (D63): direct community access
- Downtown Dubai and Burj Khalifa: approximately 15–20 minutes by car
- DIFC: approximately 15–20 minutes by car
- Dubai International Airport (DXB): approximately 20–25 minutes by car
- Dubai Marina: approximately 20–25 minutes by car
- Mall of the Emirates: approximately 10–15 minutes by car
- Al Maktoum International Airport: approximately 25–30 minutes by car
- Expo City Dubai: approximately 20–25 minutes by car
Why Acquire This Villa in Fairways, Dubai Hills Estate
- AED 6,000,000 (10%) below current market price — a verified and commercially purposeful gap driven by the seller's personal distress circumstances
- 2024 construction — never occupied — blank canvas — the ideal starting point for a bespoke ultra-luxury first fit-out, without the stripping, remediation, or design removal costs of a previously occupied property
- 16,040 sq ft BUA across three levels including a large basement — palatial residential scale with a basement entertainment and wellness floor that sets this villa apart from standard two-level Fairways configurations
- Park-facing rooftop terrace — a permanent, structural, and irreplaceable view and lifestyle asset at the apex of the building
- Private pool — never used, 2024 new construction, available for immediate personalisation
- Covered parking for up to 8 cars — the most comprehensive residential vehicle provision in any Dubai Hills Estate villa currently on the distress market
- 10 bathrooms — the most generous bathroom provision available in a 7-bedroom Fairways villa configuration
- Fairways sub-community — golf course-adjacent, one of Dubai Hills Estate's most exclusive villa addresses
- Dubai Hills Estate — one of Dubai's most consistently in-demand, most internationally recognised, and most consistently appreciating ultra-luxury residential master communities
- Approximately AED 3,366/sq ft — AED 375/sq ft below the market comparable rate
- Mortgage eligible as a ready freehold property — subject to ultra-luxury buyer qualification
- Freehold ownership for all nationalities with UAE Golden Visa eligibility
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.
