Distress – 6BR Upgraded Villa in Golf Place | Dubai Hills | Pool | Furnished | AED 26,000,000

28.77% Below Market | 7,400 Sqft BUA | 9,300 Sqft Plot | Furnished | Upgraded | Pool | Office | AED 26,000,000

This is a motivated seller distress listing for a fully furnished, fully upgraded 6-bedroom villa with a private swimming pool and dedicated home office in Golf Place by Emaar Properties, Dubai Hills Estate, Dubai, UAE. The current market price for comparable 6-bedroom villas in Golf Place is AED 36,500,000. The distress selling price is AED 26,000,000 — a direct saving of AED 10,500,000 (28.77%) below the prevailing market. At 7,400 sq ft BUA on a 9,300 sq ft plot, this villa combines the scale, specification, and golf course address of Emaar's most prestigious completed villa enclave with a rare and deep price reduction that creates immediate embedded equity for any buyer. The villa is fully furnished with premium furnishings — saving the buyer an estimated AED 1,500,000–3,000,000 in immediate fit-out and furnishing costs. The full upgrade package means every surface, fixture, and fitting has been elevated beyond the standard Emaar specification. The private swimming pool, dedicated office, and the villa's position within Golf Place — steps from the 18-hole Dubai Hills Golf Club — make this a move-in-ready family estate at an entry price point that is materially below anything comparable currently available in the community.

Property Highlights

• Project: Golf Place at Dubai Hills Estate
• Developer: Emaar Properties
• Master Community: Dubai Hills Estate (Emaar–Meraas joint venture)
• Unit Type: 6 Bedroom Luxury Villa
• BUA: 7,400 sq ft
• Plot Size: 9,300 sq ft
• Furnishing: Fully furnished — premium furnishings throughout
• Upgrade Status: Full upgrade — all finishes, fixtures, and fittings elevated above standard Emaar spec
• Private Pool: Yes — private swimming pool
• Office: Yes — dedicated home office room
• Garden: Private landscaped garden
• Garage: Covered garage
• Maids Room: Yes — with en-suite (standard for Golf Place 6BR)
• Drivers Room: Yes (standard for Golf Place 6BR)
• Views: Golf course and community views
• Floors: G+2 (Ground + First + Second/Roof)
• Interior Finishes: Marble flooring, floor-to-ceiling windows, high ceilings — fully upgraded beyond standard
• Status: Ready — Golf Place delivered
• Occupancy: Vacant on request (confirm with seller)
• Market Price (comparable 6BR Golf Place): AED 36,500,000
• Asking Price: AED 26,000,000
• Saving vs Market: AED 10,500,000 (28.77%)
• Entry Price per Sqft (BUA): AED 3,514/sqft
• Market Price per Sqft: AED 4,932/sqft
• Effective Saving (incl. furnishing and upgrade value): Estimated AED 12,000,000–14,000,000 total
• Ownership: Freehold — available to all nationalities

About Golf Place – Dubai Hills Estate

Golf Place is Emaar's premium golf villa enclave within Dubai Hills Estate — the flagship master community developed as a joint venture between Emaar Properties and Meraas, spanning 2,700 acres in Al Barsha South. Golf Place positions its residences along and around the 18-hole championship Dubai Hills Golf Club — one of the most prestigious golf courses in the Middle East — delivering direct or immediate-vicinity golf course views across all villa types. The community launched in two phases: Golf Place Phase I (sold out at launch) and Golf Place Phase II / Golf Place Terraces (also rapidly absorbed), with both phases now fully delivered and operating as a completed villa community. Golf Place 6-bedroom villas are offered in three architectural facade styles — Contemporary, Modern, and Elegant — each with floor-to-ceiling windows, marble flooring, open-plan layouts, high ceilings, generous outdoor terraces and gardens, private pool provisions, maids' and drivers' rooms, and a scale of living that is unmatched in the wider Dubai Hills Estate community. With original developer BUA configurations for 6-bedroom units ranging from 8,531 to 9,900 sq ft, this villa at 7,400 sq ft represents a specific plot configuration within the Golf Place community. Emaar Properties — the developer behind Burj Khalifa, Downtown Dubai, and Dubai Marina — provides the master community quality guarantee that underpins Golf Place's sustained premium positioning and strong resale demand.

Community and Lifestyle

• Golf Place is located in the southern enclave of Dubai Hills Estate — away from the community's busiest arterials yet equal distance from Downtown Dubai (~15 min), Dubai Marina (~20 min), and Umm Suqeim beach (~15 min)
• The 18-hole Dubai Hills Golf Club — with a driving range, clubhouse, restaurant, and pro shop — is on the doorstep, within walking distance of Golf Place villas
• Dubai Hills Park — 180,000 sqm of green space with 19 leisure activities, splash areas, cycling tracks, and a dog park — is within the community, approximately 5 minutes by car
• Dubai Hills Mall — 650+ retail, dining, and entertainment outlets including VOX Cinemas, Adventure Park, and Roxy Cinemas — is approximately 5 minutes by car
• King's College Hospital London is within Dubai Hills Estate — Level 1 trauma centre and premium healthcare on the community's doorstep
• Dubai British School, GEMS International School, and multiple internationally rated schools are within or immediately adjacent to Dubai Hills Estate
• Al Khail Road (E44) provides direct highway access approximately 2 minutes from Golf Place — one of Dubai's fastest routes north to Downtown and south toward DWC and Expo City
• Golf Place is freehold and has consistently attracted UHNW buyers, GCC families, and international investors seeking a permanent Dubai address of prestige and lifestyle quality that few comparable villa enclaves can match

The Full Upgrade Package

This villa has been upgraded across every room and surface beyond Emaar's standard Golf Place specification — an investment that the seller has not been able to recover in the distress sale price. The upgrade package typically includes: premium-grade marble flooring upgrades (thickness, finish, and material grade above standard), kitchen cabinetry and countertop upgrades to bespoke specification, bathroom upgrades across all 6+ bathrooms (premium sanitaryware, custom shower enclosures, upgraded tiling), smart home automation system (lighting, climate, curtains, entertainment), home cinema integration, premium lighting (recessed, pendant, and architectural lighting throughout), landscape and garden upgrades (irrigation, lighting, planting), and the custom fit-out of the dedicated home office to a full professional specification. The estimated cost of replicating this upgrade package from scratch is AED 2,000,000–3,500,000 — which is absorbed into the already-discounted AED 26,000,000 asking price.

The Furnishing

The villa is fully furnished across all rooms — living rooms, dining room, kitchen, all 6 bedrooms, home office, and staff quarters — with premium furniture, soft furnishings, window treatments, art, and accessories. For a 7,400 sq ft, 6-bedroom villa at Golf Place's specification level, a premium complete furnishing package would typically cost AED 1,500,000–3,000,000 to replicate. This cost is fully absorbed into the asking price of AED 26,000,000 — meaning the buyer effectively acquires the furnishing at zero additional cost above the already-deeply-discounted villa price.

Acquisition Costs

This is a completed, ready-to-transfer secondary market resale. No construction installments apply. On transfer: DLD 4% (~AED 1,040,000 on AED 26,000,000), trustee fee (~AED 4,200), and buyer agency ~2% (~AED 520,000). Total all-in acquisition cost: approximately AED 27,564,200 — still AED 8,935,800 below the current market price of AED 36,500,000. Mortgage financing is available for this ready completed villa from UAE banks for appropriate buyers. Contact our team for lender options and pre-approval assistance.

Location and Connectivity

• Dubai Hills Golf Club (18-hole): walking distance — on the doorstep
• Dubai Hills Mall: approximately 5 minutes by car
• Dubai Hills Park (180,000 sqm): approximately 5 minutes by car
• King's College Hospital London: within Dubai Hills Estate
• Al Khail Road (E44): approximately 2 minutes by car
• Downtown Dubai / Burj Khalifa: approximately 15 minutes by car
• DIFC: approximately 13 minutes by car
• Dubai Marina / JBR: approximately 20 minutes by car
• Mall of the Emirates: approximately 14 minutes by car
• Burj Al Arab / Umm Suqeim Beach: approximately 15 minutes by car
• Dubai International Airport (DXB): approximately 23 minutes by car
• Palm Jumeirah: approximately 18 minutes by car
• Business Bay: approximately 12 minutes by car
• Al Maktoum International Airport (DWC): approximately 30 minutes by car

Why This Golf Place Villa is an Exceptional Opportunity

• AED 10,500,000 below market (28.77%): The market price for a comparable 6-bedroom Golf Place villa is AED 36,500,000. The asking price is AED 26,000,000 — AED 10,500,000 below. This is one of the largest absolute AED distress discounts available on any luxury villa in Dubai Hills Estate at the time of listing
• AED 3,514/sqft vs market AED 4,932/sqft: The entry price per sqft is 28.8% below the market average psf for Golf Place 6-bedroom villas — confirmed market data providing objective validation of the discount depth
• All-in still AED 8.9M below market: Even including DLD 4% + trustee + agency (~AED 1,564,200), the buyer's total acquisition cost of ~AED 27,564,200 remains AED 8,935,800 below the AED 36,500,000 market price. The buyer is net-positive versus market from day one, even after paying all transfer costs
• Furniture absorbed at distress price: AED 1,500,000–3,000,000 worth of premium furnishing across 7,400 sq ft is included. The buyer saves this entire cost at zero additional expenditure — a standalone furnished villa purchase at this address in the open market would add this amount on top of the villa price
• Upgrade package absorbed at distress price: AED 2,000,000–3,500,000 in custom upgrades above standard Emaar spec is included. The buyer inherits this investment at no additional cost — the effective all-in saving, including furnishing and upgrade value, is estimated at AED 12,000,000–14,000,000
• Private pool + dedicated office — enhanced lifestyle and rental premium: A private pool in a 6-bedroom villa at Golf Place supports premium rents of AED 900,000–1,300,000+ per year for furnished fully upgraded configurations — a gross yield of 3.5%–5.0% at the distress price, versus only 2.5%–3.6% at the market price
• Golf Place is Dubai's most prestigious completed golf villa enclave: Both Golf Place Phase I and II are sold out at developer level. There is no new Golf Place supply. Every villa available is secondary market only. This permanent supply constraint supports sustained price appreciation and strong resale liquidity at the top of the market
• Emaar community quality: Dubai Hills Estate's community management, service charge transparency, infrastructure maintenance, and green space quality are among Dubai's most trusted — reducing post-purchase management uncertainty for a buyer acquiring at this scale
• Golden Visa eligible: At AED 26,000,000 — well above the AED 2M threshold — the buyer qualifies for the UAE 10-year Golden Visa

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.