Lowest Priced 4BR Full Golf View in Club Villas | Direct Uninterrupted Championship Golf Course Views — Supreme DHE View Designation | Single Row in Quiet Cul-de-Sac — No Through Traffic, No Public Walkways, Maximum Privacy | AED 500K Rental Income, Vacant Soon — Dual Investor and End-User Appeal | Seller Open to Serious Offers — Price Flexibility Below Community-Lowest | 4BR+Maid | 3,361 Sq Ft BUA | 3,379 Sq Ft Plot | AED 3,556/sqft | Ref DPF-CV-DHE-4BR-3361-001
The lowest priced 4-bedroom full golf view twin villa available in Club Villas, Dubai Hills Estate — at AED 11,950,000, with the seller explicitly open to serious offers below the asking price. Note: Club Villas is a twin villa (semi-detached) community — this is a semi-detached product whose 3,361 sq ft BUA on a 3,379 sq ft plot reflects a built footprint that occupies the full plot depth across its ground and upper floor programme, consistent with the twin villa architectural typology. Four compounding specification premiums and one structural pricing flexibility create the most immediately actionable golf-view acquisition available in Club Villas's current 4-bedroom secondary market. First, the direct uninterrupted views across the championship golf course — the supreme view designation in all of Dubai Hills Estate: Club Villas is positioned within Dubai Hills Estate directly adjacent to the 18-hole championship Dubai Hills Golf Club course — an on-course address in the same category as Golf Place 1, Golf Place 2, Fairway Vistas, and Golf Grove, where the villa's primary elevation faces the championship fairways, greens, and course landscape as the immediate visual environment. The golf course view in Club Villas is described as direct and uninterrupted — meaning no intervening structure, no wall, no neighbouring villa, and no future development element sits between this villa's golf-course-facing primary elevation and the championship course's open landscape. The uninterrupted character of the view is the most specifically valued qualifier in a golf-view designation: many villas adjacent to the course have partial, oblique, or partially obstructed golf views — this villa's view is direct and uninterrupted, placing it in the most premium positional and view subset of Club Villas's 4-bedroom inventory. Second, the single row position in a quiet cul-de-sac — the most private residential configuration in Club Villas: the single row position means this villa has one open side elevation rather than being positioned between two adjacent villas on both sides. The cul-de-sac position compounds the single row privacy in a specific and structurally significant way: a cul-de-sac is a dead-end street accessible only to the residents of the villas on that specific cul-de-sac and their visitors — there is no through-traffic of pedestrians, cyclists, or vehicles from other parts of the community navigating past this villa's street-facing elevation as a transit route. The specific designation of no foot traffic and no public walkways adjacent to this position means the cul-de-sac is not a community circulation route — it is not a path that residents of other clusters use to reach the golf club, the community amenities, or any other destination within Club Villas. The villa's street presence is therefore experienced only by the villa's own residents and their invited guests, creating the most specifically private ground-level residential environment available within any gated community where through-circulation would otherwise reduce the sense of exclusivity. The combination of single row and quiet cul-de-sac means this villa achieves the maximum positional privacy available in Club Villas in two simultaneous structural dimensions: no adjacent villa on the open side elevation, and no public or through-traffic on the street elevation. Third, the current AED 500,000 annual rental income and the vacant-soon designation — the dual investor and end-user appeal proposition: the villa is currently tenanted at AED 500,000 per year — a gross yield of approximately 4.18% on the AED 11,950,000 asking price and approximately 3.94% on the total buyer all-in of approximately AED 12,679,530. For the investor buyer, the AED 500,000 rental income provides an immediately verifiable and market-documented gross yield on a direct golf-course-facing, single-row, cul-de-sac twin villa in Club Villas — a rental rate that reflects the market's valuation of the golf view and the privacy premium at the current Club Villas rental market level. The vacant-soon designation provides the investor with a near-term re-leasing opportunity at the current market rate — allowing the new owner to renew at a rate that reflects the most current Club Villas golf-view rental market rather than inheriting an older lease rate that may be below today's market. For the end-user buyer, the vacant-soon designation means the villa will be available for their own occupation within the near-term — the current tenancy provides a defined, imminent handover point after which the buyer can take possession as the primary occupant. Fourth, the seller open to serious offers designation — the negotiation flexibility below an already-community-lowest-price position: the seller's explicit willingness to consider offers below the AED 11,950,000 asking price is the most specifically buyer-favorable pricing signal available in Club Villas's current 4BR golf-view secondary market. A motivated seller pricing a direct-golf-view, single-row, cul-de-sac, 500k-yielding 4-bedroom twin villa at the community's lowest available asking and simultaneously communicating openness to negotiation is creating the most urgency-aligned and most immediately value-generating acquisition window in Club Villas's current secondary market. Reference: DPF-CV-DHE-4BR-3361-001.
Property Highlights
- Project: Club Villas
- Developer: Emaar Properties
- Community: Dubai Hills Estate, Dubai
- Sub-Community: Club Villas
- Property Type: Twin Villa (semi-detached)
- Bedrooms: 4
- Maid Quarters: Yes
- BUA: 3,361 sq ft
- Plot Size: 3,379 sq ft
- View: Full direct uninterrupted championship golf course views
- Position: Single row in quiet cul-de-sac — no through-traffic, no public walkways
- Tenancy: Currently rented at AED 500,000 per year
- Vacancy: Vacant soon — ideal for investors and end-users
- Seller: Open to serious offers — negotiation flexibility below community-lowest price
- Best Value Golf-Facing Unit: Seller-designated — verified against active Club Villas market
- Pricing: AED 11,950,000 — lowest priced 4BR full golf view in Club Villas
- Price per Sq Ft BUA: AED 3,556
- Price per Sq Ft Plot: AED 3,538
- Gross Yield on Asking Price: Approximately 4.18% (AED 500,000 annual rent)
- Gross Yield on All-In: Approximately 3.94%
- Estimated Buyer All-In: Approximately AED 12,679,530
- All-In per Sq Ft BUA: Approximately AED 3,773
- DPF Reference: DPF-CV-DHE-4BR-3361-001
Community-Lowest Price and Seller Offer Flexibility — Club Villas Golf View 4BR Market Position
At AED 11,950,000, this villa is positioned as the lowest asking price for a 4-bedroom full golf view villa in Club Villas's active secondary market at the time of listing. Buyers can verify independently by cross-referencing active Club Villas 4-bedroom golf-view listings on Bayut, Property Finder, Dubizzle, and DLD transaction data at time of enquiry. Our team can provide a current comparable analysis on request. The seller's explicit openness to serious offers means the effective acquisition price may be negotiable below the already-community-lowest AED 11,950,000 — creating a potential acquisition price below the stated community floor for a buyer who engages promptly and makes a well-structured offer. The combination of community-lowest price, negotiation openness, and a direct uninterrupted golf view in a single-row cul-de-sac position at a 4.18% gross yield with vacant-soon flexibility is the most specifically value-complete and most buyer-favorable acquisition signal available in Club Villas's current 4BR secondary market. Reference: DPF-CV-DHE-4BR-3361-001.
Club Villas Twin Villa — Product Type Context
Club Villas is a twin villa sub-community within Dubai Hills Estate — a community of semi-detached villas whose typology delivers the golf-course-adjacent lifestyle and the championship golf view at a BUA and plot scale that is more compact than the detached standalone villas of Golf Place 1, Golf Place 2, Fairway Vistas, and Golf Grove, but at a substantially more accessible price point for the same fundamental golf-course-facing address proposition. A twin villa shares one party wall with its attached neighbour — an architectural typology common across premium golf communities internationally and across Dubai's premium villa market — and its 3,361 sq ft BUA on a 3,379 sq ft plot reflects the built programme of a ground-plus-upper-floor semi-detached villa whose footprint occupies the full plot depth, with the party wall on one side and the open golf-course elevation on the primary facade. For the buyer who specifically tracks the golf-course-facing view as their primary acquisition criterion and who evaluates the premium villa community on the basis of the view, the privacy, and the income yield — rather than on the detached-versus-semi-detached architectural distinction — Club Villas's twin villa programme delivers the direct uninterrupted championship golf view at AED 3,556/sqft BUA in a single-row cul-de-sac at 4.18% gross yield, positioning it as the most value-efficient golf-course-facing residential proposition available in Dubai Hills Estate's current secondary market. Reference: DPF-CV-DHE-4BR-3361-001.
AED 500,000 Annual Rental — Yield Analysis for Investors
The current tenancy at AED 500,000 per year provides the investor buyer with the most directly verifiable and most market-documented rental income data available in any Club Villas golf-view villa secondary market listing. The AED 500,000 annual rent is not a projected or estimated market rate — it is the actual contracted rent at which this specific villa is currently occupied, reflecting the tenant market's current valuation of a direct uninterrupted golf-view, single-row, cul-de-sac 4-bedroom twin villa in Club Villas at the current market moment. At AED 11,950,000 asking price, the AED 500,000 annual gross yield is approximately 4.18% — a gross yield rate that the investor can evaluate against: the Dubai Hills Estate community average gross yield for comparable villa typologies, the mortgage financing cost (if financing is used) against the income stream, and the capital appreciation trajectory of a direct-golf-view, single-row, cul-de-sac 4-bedroom villa in Club Villas over the holding period. The vacant-soon designation means the investor buyer who acquires at AED 11,950,000 (or below, if the seller's offer flexibility produces a lower acquisition price) is acquiring an immediately income-generating asset with a near-term re-leasing opportunity at the current market rate — rather than a vacant property that requires a leasing programme before the income stream commences. Current tenancy documentation, lease expiry date, tenant status, and all tenancy details are available on request from our team and confirmed at private engagement. Reference: DPF-CV-DHE-4BR-3361-001.
Single Row in Quiet Cul-de-Sac — The Privacy Premium Explained
The specific designation of single row in a quiet cul-de-sac with no foot traffic and no public walkways is a positional premium that operates across two structural dimensions simultaneously within Club Villas's site plan. The single row designation means this villa's side elevation facing away from the party wall is open — no adjacent villa on that side, no shared boundary garden wall with a neighbour on the open elevation, and the natural light, view, and acoustic character of an open side boundary rather than a closed one. The cul-de-sac designation means the street access road serving this villa terminates at the cluster — it is a dead-end access route used only by the residents of this specific cul-de-sac and their guests. The specific exclusion of foot traffic and public walkways means the cul-de-sac is not designated as a community walking route or path — residents of other clusters do not walk through this cul-de-sac as part of their journey to the golf club, the community amenities, or any other destination. Every person who enters the cul-de-sac is either a resident of a villa in the cul-de-sac or a guest of that resident. The combined effect of single row plus quiet cul-de-sac in a golf-course-facing villa position is the most comprehensively private residential configuration available in Club Villas's site plan: maximum privacy on the side elevation (single row), maximum privacy on the street elevation (cul-de-sac with no through-traffic), and the championship golf course's open landscape as the primary view elevation — a configuration that provides the three most valued residential privacy and view attributes in a golf community simultaneously. Reference: DPF-CV-DHE-4BR-3361-001.
About Club Villas — Dubai Hills Estate, Emaar, Dubai
Club Villas is a twin villa sub-community within Dubai Hills Estate — positioned directly adjacent to the 18-hole championship Dubai Hills Golf Club, making it one of the most specifically golf-lifestyle-immersive residential addresses in the masterplan. As a twin villa community, Club Villas delivers the direct golf-course-facing address and the championship golf view at a BUA scale and price point that is more compact and more accessible than the detached standalone villa communities of Golf Place 1, Golf Place 2, and Fairway Vistas — making it the most value-accessible entry point for the direct-golf-view lifestyle in Dubai Hills Estate's villa secondary market. A lowest-priced 4-bedroom full golf view twin villa in Club Villas at AED 11,950,000 — single-row, cul-de-sac, 4.18% gross yield, vacant soon, and seller open to serious offers — is the most comprehensively value-complete, most investor-and-end-user-flexible, and most specifically golf-lifestyle-positioned 4-bedroom acquisition available in Club Villas's current secondary market. Reference: DPF-CV-DHE-4BR-3361-001.
Community and Lifestyle
- Club Villas — twin villa (semi-detached) community directly adjacent to Dubai Hills Golf Club championship course
- Lowest priced 4BR full golf view in Club Villas — AED 11,950,000
- Direct uninterrupted championship golf course views — no obstructions, no intervening structures
- Single row in quiet cul-de-sac — no through-traffic, no public walkways, maximum privacy in two structural dimensions
- AED 500,000 annual rental income — approximately 4.18% gross yield on asking price
- Vacant soon — dual investor income and end-user occupation flexibility
- Seller open to serious offers — negotiation flexibility below community-lowest price
- 4 bedrooms plus maid's quarters, 3,361 sq ft BUA on 3,379 sq ft plot
- AED 3,556/sqft BUA — most competitive per-sqft for direct-golf-view single-row cul-de-sac 4BR in Club Villas
- Dubai Hills Estate full masterplan lifestyle ecosystem
Amenities
- Direct uninterrupted championship golf course views from primary elevation
- Single row cul-de-sac position — maximum privacy, no through-traffic
- Dubai Hills Golf Club — 18-hole championship course directly adjacent
- Dubai Hills Mall — minutes by car within Dubai Hills Estate
- Dubai Hills Park — within Dubai Hills Estate masterplan
- King's College Hospital London Dubai — within Dubai Hills Estate
- GEMS World Academy Dubai and multiple schools within Dubai Hills Estate catchment
- Club Villas community amenity programme — full details on request
- Dubai Hills Estate camel track within the masterplan
- 24/7 gated security and Emaar community management
- Full service charge details on request from Emaar
Investment Case — Golf View, 4.18% Yield, Single Row Cul-de-Sac, Negotiable Price
The investment case for this Club Villas villa at AED 11,950,000 (or below, subject to negotiation) operates across four compounding propositions. First, the documented rental yield at community-lowest price: the AED 500,000 current annual rent on an AED 11,950,000 acquisition is a 4.18% gross yield with a directly verifiable income basis — not a projected market rate but a contracted rent already in place. At any acquisition price below AED 11,950,000 (subject to the seller's offer acceptance), the gross yield increases above 4.18% proportionally. Second, the golf view permanent capital value foundation: as established across this listing series, the direct championship golf course view is the most specifically highest-valued and most permanently defended view premium in all of Dubai Hills Estate — an open landscape whose quality cannot be diminished, developed, or obstructed as the community matures, providing the most stable long-term capital value foundation for any villa in the masterplan. Third, the single row cul-de-sac rental premium: in Club Villas's rental market, the combination of direct golf view plus maximum positional privacy (single row, cul-de-sac, no through-traffic) consistently commands the highest rental rates in the sub-community's 4-bedroom inventory — the tenant profile that selects Club Villas for the golf-course-facing lifestyle specifically and additionally values the cul-de-sac's privacy and serenity as a non-negotiable selection criterion above standard mid-row or through-traffic equivalents. Fourth, the seller offer flexibility: any acquisition price successfully negotiated below AED 11,950,000 immediately improves both the gross yield (as the income remains AED 500,000 per year against a lower denominator) and the capital appreciation headroom (the lower the acquisition cost against the long-term market value of a direct-golf-view single-row cul-de-sac 4BR in Club Villas, the wider the appreciation corridor). Contact our team immediately to initiate a structured offer and take advantage of the seller's stated openness before the tenancy vacancy and market awareness close the window. Reference: DPF-CV-DHE-4BR-3361-001.
Estimated Buyer All-In Cost
- Purchase Price: AED 11,950,000 (seller open to serious offers below this)
- DLD Transfer Fee (4%): AED 478,000
- DLD Administrative Fee: Approximately AED 580
- Agency Commission (2% + VAT): Approximately AED 250,950
- Total Estimated Buyer All-In: Approximately AED 12,679,530
- All-In per Sq Ft BUA: Approximately AED 3,773
- Gross Yield on All-In (at AED 500K rent): Approximately 3.94%
- Note: Any successful offer below AED 11,950,000 will improve both per-sqft rate and gross yield proportionally
Location and Connectivity — Club Villas, Dubai Hills Estate, Dubai
- Sub-Community: Club Villas, Dubai Hills Estate, Dubai
- Golf Club Adjacency: Directly adjacent to Dubai Hills Golf Club 18-hole championship course
- Key Roads: Al Khail Road (E44), Umm Suqeim Street, Hessa Street (D61)
- Dubai Hills Golf Club (18-hole championship): Directly adjacent — Club Villas is on-course
- Dubai Hills Mall: Minutes by car — within Dubai Hills Estate
- Dubai Hills Park: Within Dubai Hills Estate masterplan
- King's College Hospital London Dubai: Within Dubai Hills Estate
- GEMS World Academy Dubai: Within Dubai Hills Estate catchment
- Mall of the Emirates: Approximately 10 to 15 minutes by car
- Downtown Dubai and Burj Khalifa: Approximately 15 to 20 minutes by car
- DIFC and Business Bay: Approximately 15 to 20 minutes by car
- Dubai Marina and JBR: Approximately 15 to 20 minutes by car
- Dubai International Airport (DXB): Approximately 20 to 25 minutes by car
- Al Maktoum International Airport (DWC): Approximately 25 to 30 minutes by car
Why This Club Villas Villa Demands Immediate Action
- Lowest priced 4BR full golf view in Club Villas — AED 11,950,000 is the most competitive golf-view 4-bedroom entry in Club Villas's active secondary market
- Seller open to serious offers — additional negotiation flexibility below the already-community-lowest price
- Direct uninterrupted championship golf course views — no obstructions, the supreme DHE view designation
- Single row in quiet cul-de-sac — no through-traffic, no public walkways, maximum positional privacy in two simultaneous structural dimensions
- AED 500,000 annual rental income — approximately 4.18% gross yield on asking, improving with any negotiated reduction
- Vacant soon — flexible for investor re-leasing at current market rate or end-user occupation
- 4 bedrooms plus maid's quarters — comprehensive bedroom programme
- 3,361 sq ft BUA on 3,379 sq ft plot — full plot utilisation in twin villa format
- AED 3,556/sqft BUA — most competitive per-sqft for direct-golf-view single-row cul-de-sac 4BR in Club Villas
- Club Villas, Dubai Hills Estate — Emaar on-course golf twin villa community with full masterplan lifestyle access
- Freehold — available to all nationalities worldwide
- Reference DPF-CV-DHE-4BR-3361-001
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.
