Lowest Priced 4BR in Sidra II | 18.33% Below Market Average (AED 2.2M Below AED 12M Market Avg) | Extended Layout — 3,523 Sq Ft BUA | Fully Upgraded Interior | Vacant on Transfer — Immediate Move-In | Prime Park-Proximate Location | AED 2,781/sqft BUA | 4BR+M | 5 Bathrooms | Type E1 | 4,392 Sq Ft Plot | Sidra II | Dubai Hills Estate | Emaar | Ref DPF-SID2-DHE-4BR-3523-001
The lowest priced 4-bedroom villa available in Sidra II, Dubai Hills Estate at AED 9,800,000 — positioned AED 2,200,000 (18.33%) below the seller-stated market average of AED 12,000,000 for comparable Sidra II 4-bedroom villas. Four compounding specification premiums at the community's lowest available 4-bedroom price create the most structurally advantaged and most immediately actionable 4-bedroom villa acquisition available in Sidra II at the current date. First, the extended layout: at 3,523 sq ft BUA, this Type E1 villa has been extended beyond the Emaar standard delivery footprint — the BUA figure reflects genuine additional usable living space that was added through a seller-invested extension programme. In Sidra II's secondary market, extended villas are a specific and permanently limited subset of the inventory — the extension cannot be replicated by a non-extended Type E1 equivalent without a post-purchase construction programme, and the extended BUA creates a spatial programme that the standard Type E1 cannot match. For a family that has selected Sidra II for its family villa programme and specifically needs the extended living space that 3,523 sq ft delivers, the extended Type E1 is the only configuration in Sidra II's 4-bedroom secondary market that provides this BUA without a post-purchase extension project. Second, the fully upgraded interior: the finishes throughout the villa have been elevated above Emaar's standard Sidra II delivery specification — a seller investment in flooring, kitchen, bathrooms, and interior finish surfaces that the buyer acquires within the community-lowest-price asking rather than as a separately priced addition above the community floor. Third, vacant on transfer: the villa is unoccupied and available for immediate possession at DLD registration — move-in day equals DLD transfer day, with no tenant, no notice period, no access restriction, and no timeline uncertainty. Fourth, prime park-proximate location close to Dubai Hills Park: the location within Sidra II is described as close to Dubai Hills Park — one of Dubai's largest urban green spaces within the Dubai Hills Estate masterplan, and one of the most specifically sought-after positional attributes in the Sidra II secondary market. In a sub-community whose most discerning family buyers specifically select Dubai Hills Estate for the park, the school, and the family lifestyle proposition, a Sidra II villa close to Dubai Hills Park provides the most convenient and most daily-accessible park proximity available in the sub-community. At AED 9,800,000 — the lowest available 4-bedroom price in Sidra II's active secondary market, AED 2,200,000 below the seller-stated market average, with four compounding specification premiums — this is the most structurally advantaged and most immediately acquirable 4-bedroom villa entry available in Sidra II at the current date. Reference: DPF-SID2-DHE-4BR-3523-001.
Property Highlights
- Project: Sidra II
- Developer: Emaar Properties
- Community: Dubai Hills Estate, Dubai
- Sub-Community: Sidra II
- Layout Type: Type E1 — extended
- Property Type: Villa
- Bedrooms: 4
- Maid Room: Yes
- Bathrooms: 5
- BUA: 3,523 sq ft (extended above standard Type E1 delivery)
- Plot Size: 4,392 sq ft
- Condition: Fully upgraded interior — finishes above Emaar standard
- Extension: Extended layout — BUA increased beyond standard Type E1 footprint
- Transfer Status: Vacant on Transfer — immediate possession
- Location: Prime — close to Dubai Hills Park
- Pricing: AED 9,800,000 — lowest priced 4BR in Sidra II
- Seller-Stated Market Average: AED 12,000,000 for comparable Sidra II 4BR villas
- Saving vs Market Average: AED 2,200,000 (18.33% below stated market average)
- Price per Sq Ft BUA: AED 2,781
- Price per Sq Ft Plot: AED 2,231
- Estimated Buyer All-In: Approximately AED 10,398,380
- All-In per Sq Ft BUA: Approximately AED 2,952
- DPF Reference: DPF-SID2-DHE-4BR-3523-001
Community-Lowest Price 18.33% Below Market Average — The Sidra II Positioning
The lowest-priced 4-bedroom designation in Sidra II is a verifiable secondary market claim: at AED 9,800,000, this villa is positioned at the lowest asking price for a 4-bedroom in Sidra II's active secondary market at the time of listing. The seller independently states that the market average for comparable Sidra II 4-bedroom villas is AED 12,000,000 — a benchmark that, if accurate, places this villa at AED 2,200,000 (18.33%) below the market average for the same bedroom count and sub-community. Buyers can verify both the community-lowest-price claim and the market average benchmark independently by cross-referencing active Sidra II 4-bedroom 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 defining quality of this listing is not merely the below-market-average price but the specification it carries at that price: an extended layout, fully upgraded interior, and VOT status at the community floor on a park-proximate plot — the most comprehensively specified 4-bedroom villa in Sidra II at its most competitive available price. Reference: DPF-SID2-DHE-4BR-3523-001.
Extended Layout — 3,523 Sq Ft BUA vs Standard Type E1
The extended layout designation is the single most structurally differentiating specification in this Sidra II Type E1 listing. The standard Type E1 configuration in Sidra II delivers a specific BUA as built and handed over by Emaar. At 3,523 sq ft BUA, this villa has been extended beyond that standard footprint through a seller-invested extension programme that adds genuine additional living space to the ground floor, the upper floor, or both — depending on the extension configuration. The extension represents a capital investment by the seller in additional built space that the standard Type E1 buyer would need to undertake as a separate post-purchase construction project, at significant cost, disruption, and timeline, to replicate. In Sidra II's secondary market, extended villas are among the most specifically sought-after configurations in the 4-bedroom inventory: the additional BUA provides more living and dining space, more bedroom flexibility, a larger maid's room or storage programme, or additional dedicated rooms that the standard footprint cannot accommodate — and the extension cannot be added to a non-extended equivalent without planning permission, contractor management, construction disruption, and a capital outlay that typically ranges from AED 300,000 to AED 700,000 or more depending on the scope. At AED 9,800,000, this extended Type E1 is being acquired at a price below what a standard non-extended equivalent would cost in the same sub-community's current market — the buyer receives the extension value within the below-market-average asking price. Full extension scope, extended areas per floor, and the specific rooms or spaces that the extension adds to the standard Type E1 layout are available on request from our team and confirmed at private viewing. Reference: DPF-SID2-DHE-4BR-3523-001.
Fully Upgraded Interior — Seller Investment Above Emaar Standard
A fully upgraded interior in a Sidra II Type E1 villa means the internal finish surfaces throughout the 3,523 sq ft BUA have been elevated above Emaar's standard Sidra II delivery specification — a seller-invested upgrade programme that encompasses premium flooring throughout, upgraded kitchen cabinetry and worktops, upgraded bathroom sanitary ware and tiling in each of the 5 bathrooms, contemporary paint finishes and wall treatments, and joinery and storage upgrades throughout the living areas and bedrooms. In Sidra II's secondary market, a fully upgraded Type E1 delivers a move-in-ready interior that the buyer does not need to renovate, re-tile, or repaint before occupying — an immediately inhabitable home at a quality level above the Emaar base delivery that the most quality-discerning Sidra II buyer and tenant profiles specifically prefer. For an investor targeting Sidra II's family rental market — where the tenant profile is typically a professional expatriate family specifically selecting Dubai Hills Estate for the park, the school catchment, and the family community quality — a fully upgraded interior is the specification that consistently commands the highest rental rates in the sub-community's 4-bedroom inventory above non-upgraded equivalents. For an end-user, the full upgrade means possession day is move-in day: no tile-laying, no kitchen replacement, no bathroom refurbishment, no painting programme before the family's furniture arrives. Full scope of works, materials specification, and any applicable warranties are available on request and confirmed at private viewing. Reference: DPF-SID2-DHE-4BR-3523-001.
Vacant on Transfer — Immediate Possession
Vacant on Transfer means the villa is unoccupied and available for immediate possession — the DLD title deed registration and the physical handover of keys happen on the same day, with no tenant, no notice period, no access restriction, and no timeline uncertainty between transaction completion and occupation. In Sidra II's secondary market, where a significant proportion of the available 4-bedroom villa inventory carries sitting tenants with remaining lease terms, a VOT villa eliminates the most operationally complex and most timeline-uncertain dimension of a secondary market villa purchase. For an end-user family that has selected Sidra II for its family lifestyle proposition and specifically needs possession on a defined date, VOT provides the only route to possession on DLD transfer day. For an investor, VOT means the villa enters the rental market in its fully upgraded condition from the day of DLD registration — no gap between purchase and first rental income, no vacancy period, and no post-vacancy preparation cost. The market pricing of Sidra II's 4-bedroom secondary market at any given time reflects the availability of VOT versus tenanted stock: in periods where VOT availability is limited, VOT villas command a premium above tenanted equivalents. This villa's VOT status at AED 9,800,000 — the community-lowest price, AED 2,200,000 below the stated market average — means the VOT premium is included within the below-market-average asking rather than charged above it.
Prime Location Close to Dubai Hills Park — The Most Valuable Positional Attribute in Sidra II
Proximity to Dubai Hills Park is the most consistently cited and most specifically valued positional attribute in Sidra II's secondary market for the family buyer and tenant profile that selects Dubai Hills Estate specifically for its park lifestyle proposition. Dubai Hills Park is one of Dubai's largest urban green spaces — a comprehensively developed community park within the Dubai Hills Estate masterplan that provides the family outdoor recreation programme: jogging tracks, cycling paths, children's play areas, open lawns, and the managed green environment that a family with young children specifically seeks as their daily outdoor lifestyle destination. For a Sidra II family household, being close to Dubai Hills Park means the park is accessible on foot or by short bicycle ride from the private garden — a daily lifestyle proximity that families specifically select and specifically pay a premium for in the Sidra II secondary market. A Sidra II villa close to Dubai Hills Park combines the sub-community's gated family lifestyle proposition with the most immediate and most daily-accessible park proximity in the Dubai Hills Estate masterplan — making it the most sought-after positional attribute for the Sidra II family profile after the general Dubai Hills Estate address proposition. At AED 9,800,000 — the community-lowest price — the park-proximate position is included within the below-market-average asking. Reference: DPF-SID2-DHE-4BR-3523-001.
About Sidra II — Dubai Hills Estate, Emaar, Dubai
Sidra II is one of Emaar's most established and most family-accessible gated villa sub-communities within Dubai Hills Estate — a neighbourhood of 4-bedroom and 5-bedroom villa types that targets the professional and expatriate family buyer and tenant profile seeking the Dubai Hills Estate lifestyle proposition at a more accessible price point than the sub-community's premium golf-facing addresses. Sidra II's Type E1 4-bedroom programme delivers the full family villa proposition — four bedrooms plus maid's room, a private garden, covered parking, and direct connectivity to Dubai Hills Estate's championship golf course, Dubai Hills Mall, Dubai Hills Park, King's College Hospital London Dubai, and the international school catchment — within the most broadly accessible price range in the Dubai Hills Estate villa inventory. The sub-community's positioning within Dubai Hills Estate's comprehensive masterplan — and in particular its proximity to Dubai Hills Park — makes Sidra II the primary target sub-community for the professional expatriate family buyer profile that wants the full Dubai Hills Estate lifestyle programme at the most competitive entry price within the masterplan. At AED 9,800,000 — AED 2,200,000 below the stated market average, lowest priced 4BR in Sidra II, extended layout, fully upgraded, VOT, close to Dubai Hills Park — this is the most structurally advantaged and most immediately acquirable 4-bedroom villa available in Sidra II at the current date. Reference: DPF-SID2-DHE-4BR-3523-001.
Community and Lifestyle
- Sidra II — Emaar gated villa sub-community within Dubai Hills Estate, most family-accessible 4BR price point
- Extended layout — 3,523 sq ft BUA above standard Type E1 delivery, additional living space
- Fully upgraded interior — finishes above Emaar standard, move-in-ready quality
- Vacant on Transfer — possession day equals DLD transfer day
- Prime location close to Dubai Hills Park — the most specifically valued park-proximity position in Sidra II
- AED 9,800,000 — lowest priced 4BR in Sidra II's active secondary market
- AED 2,200,000 (18.33%) below seller-stated market average of AED 12,000,000
- AED 2,781/sqft BUA — most competitive per-sqft for extended, upgraded, VOT, park-proximate 4BR in Sidra II
- 4 bedrooms plus maid's room, 5 bathrooms
- 4,392 sq ft private garden plot
- Emaar developer quality — most established benchmark in Dubai's family villa market
Amenities
- Dubai Hills Park — within walking or cycling distance, one of Dubai's largest urban parks
- Private garden on 4,392 sq ft plot
- Dubai Hills Mall — minutes by car within Dubai Hills Estate
- Dubai Hills Golf Club — 18-hole championship course within Dubai Hills Estate
- King's College Hospital London Dubai — within Dubai Hills Estate
- GEMS World Academy Dubai and multiple schools within Dubai Hills Estate catchment
- Sidra II community pool and gymnasium
- Community jogging tracks and cycling paths throughout Sidra II and Dubai Hills Estate
- Dubai Hills Estate camel track within the masterplan
- Dubai Hills Estate community retail and food and beverage circuit
- 24/7 gated security and Emaar community management
- Full service charge details on request from Emaar
Investment Case — Below Market Average, Extended Specification, VOT, Park Proximity, Sidra II
The investment case for this Sidra II Type E1 villa at AED 9,800,000 operates across four compounding propositions. First, the 18.33% below-market-average entry with extended specification: acquiring a Sidra II 4-bedroom at AED 2,200,000 below the stated market average — and receiving the extended layout, full upgrade, and VOT within that below-market price — creates the most structurally advantaged cost-to-specification ratio available in Sidra II's current 4-bedroom market. The extended BUA is acquired at a price that does not separately charge for the extension value above the community floor. Second, the extended layout rental premium: in Sidra II's family rental market, the extended Type E1's additional BUA commands the highest per-sqft rental rates in the sub-community's 4-bedroom inventory from the professional expatriate family profile that specifically needs the additional space and is willing to pay a rental premium for the extended configuration above standard Type E1 equivalents. Third, the upgraded interior rental and resale premium: fully upgraded villas in Sidra II consistently command the highest asking rents and the shortest tenancy vacancy periods within the same bedroom count — the family tenant profile that selects Sidra II for its lifestyle proposition is the same profile that specifically identifies upgraded interiors as a primary selection criterion. Fourth, the Dubai Hills Estate and park-proximity long-term value trajectory: Sidra II's proximity to Dubai Hills Park, the championship golf course, Dubai Hills Mall, King's College Hospital, and the progressive activation of Dubai Hills Estate's full lifestyle programme consistently supports premium capital appreciation for Sidra II villas above comparable gated family villa communities in the wider Dubai villa market. Entering at AED 9,800,000 — 18.33% below market average, extended layout, upgraded, VOT, park-proximate — is the most structurally advantaged Sidra II villa entry point available in the current secondary market.
Estimated Buyer All-In Cost
- Purchase Price: AED 9,800,000
- DLD Transfer Fee (4%): AED 392,000
- DLD Administrative Fee: Approximately AED 580
- Agency Commission (2% + VAT): Approximately AED 205,800
- Total Estimated Buyer All-In: Approximately AED 10,398,380
- All-In per Sq Ft BUA: Approximately AED 2,952
- Extended layout, full upgrade included — no additional renovation or extension cost required
Location and Connectivity — Sidra II, Dubai Hills Estate, Dubai
- Sub-Community: Sidra II, Dubai Hills Estate, Dubai
- Key Roads: Al Khail Road (E44), Umm Suqeim Street, Hessa Street (D61)
- Dubai Hills Park: Close proximity — within Sidra II's park-proximate location
- Dubai Hills Mall: Minutes by car — within Dubai Hills Estate
- Dubai Hills Golf Club (18-hole championship): Within Dubai Hills Estate
- 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 Sidra II Villa Demands Immediate Action
- Lowest priced 4BR villa in Sidra II — AED 9,800,000 is the most competitive 4-bedroom entry in Sidra II's active secondary market
- 18.33% below stated market average — AED 2,200,000 below the seller-stated market average of AED 12,000,000
- Extended layout — 3,523 sq ft BUA above standard Type E1 delivery, additional living space that cannot be replicated without post-purchase construction
- Fully upgraded interior — finishes above Emaar standard, move-in-ready quality throughout
- Vacant on Transfer — possession day equals DLD transfer day, no tenant friction
- Prime location close to Dubai Hills Park — the most specifically valued positional attribute in Sidra II's family market
- AED 2,781/sqft BUA — most competitive per-sqft for extended, upgraded, VOT, park-proximate 4BR in Sidra II
- 5 bathrooms — one per bedroom plus ground-floor bathroom
- 4,392 sq ft private garden plot
- Sidra II, Dubai Hills Estate — Emaar family masterplan with golf club, mall, park, King's College Hospital, and international schools
- Freehold — available to all nationalities worldwide
- Reference DPF-SID2-DHE-4BR-3523-001
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.
