Lowest Priced 6BR Mansion in Parkway Vistas | Brand New Custom Built by Top-Tier Contractor — Not Emaar Standard Delivery | B+G+1 with Full Basement: Private Cinema, Entertainment Space, Driver's Room | Single Row — Maximum Privacy and Serenity | Premium Marble Flooring and Floor-to-Ceiling Glass Throughout | 6BR+Driver+Maid | 7 Bathrooms | 10,839 Sq Ft | 2 Covered Parking | Motivated Seller — Community-Lowest Price | The Parkway | Dubai Hills Estate | Ref DPF-PWV-DHE-6BR-10839-001
The lowest priced 6-bedroom mansion available in Parkway Vistas, Dubai Hills Estate — a brand new custom-built B+G+1 villa that is categorically above every Emaar-standard-delivery equivalent in the sub-community, constructed by a top-tier contractor from a bespoke architectural and structural programme at AED 39,990,000 with motivated seller urgency. Five compounding specification premiums at the community's lowest available 6-bedroom price create the most immediately actionable and most comprehensively differentiated mansion acquisition available in Parkway Vistas at the current date. First, the custom build by top-tier contractor — the supreme specification designation above any standard Emaar delivery: this mansion was not handed over by Emaar to the standard Parkway Vistas programme. It was designed specifically for this plot by the seller, engineered to a bespoke structural programme, and constructed from the ground up by a top-tier contractor who is not the mass-programme volume builder that large-scale developer delivery requires but a specialist high-specification residential contractor whose quality standard, material precision, and execution quality is measurably above the standard developer delivery. Every aspect of this mansion's structure — the foundation programme, the concrete frame, the external envelope, the MEP installation, the internal fit-out — was specified, supervised, and delivered to a custom brief rather than a standardised programme repeated across hundreds of units. The result is a mansion that differs from every standard Parkway Vistas villa not just in its finishes but in its bones: the structural programme, the spatial layout, the floor-to-ceiling heights, and the architectural ambition of the design are specific to this villa and cannot be found in any Emaar-standard equivalent in the sub-community. Second, the B+G+1 with full basement — and specifically the private cinema in the basement: the basement level is the most specifically rare and most specifically valuable programme element in this mansion. A full below-grade basement in a custom-built Parkway Vistas mansion provides a complete additional floor of residential space — a floor that is naturally thermally insulated from Dubai's climate by its below-grade position, acoustically separated from the main villa programme above it, and programmable for the most specifically UHNW-appropriate uses that require acoustic isolation, climate precision, and privacy from the household's daily programme. The private cinema is the most specifically resonant of these basement uses: a dedicated below-grade cinema room in a bespoke custom-built mansion is one of the most consistently cited UHNW wishlist specifications in Dubai's villa market and one of the most expensive and most structurally complex to add post-purchase to a villa that was not designed with a basement. The cinema space in this mansion's basement is not a repurposed room with a projector added but a dedicated cinema — designed as a cinema, acoustically treated as a cinema, and equipped as a cinema within the below-grade environment that provides the acoustic isolation and the climate control that a private screening experience requires. The entertainment space adjacent to the cinema completes the basement's social programme — a dedicated below-grade entertainment environment appropriate to the most private and most experientially immersive UHNW social occasions that the family and its guests require. The driver's room within the basement provides the most discreet and most spatially appropriate domestic staff accommodation for the live-in driver — below-grade, accessible from the basement level, and structurally separate from the main household programme on the ground and first floors. Third, the single-row position: this mansion occupies a single-row position within The Parkway site plan — meaning the villa has one open side to the community rather than being positioned between two adjacent villas on both sides. The single-row position provides the maximum privacy and serenity available in a Parkway Vistas plot — the most open outlook, the most natural light access, and the most quiet residential environment that the sub-community's site plan can deliver. For a 6-bedroom mansion of this custom specification and scale, the single-row position is the positional complement that the custom build's architectural ambition requires: a villa designed and built to the UHNW residential standard it represents should be positioned in the community's most private and most open positional configuration, and the single-row designation delivers exactly this. Fourth, premium marble flooring and floor-to-ceiling glass throughout: at the scale of a custom-built mansion, the choice of premium marble as the flooring material across the full 10,839 sq ft programme — and the floor-to-ceiling glass as the architectural glazing language of the entire villa — is the most comprehensive and most material-premium combination of finish and architectural design language available in a custom-built villa at this specification level. Premium marble across the full BUA of a custom mansion is a materials investment of significant scale — marble is among the most expensive residential flooring materials available, and a full-mansion premium marble programme from the basement through the ground and first floor levels represents a procurement and installation investment that is substantially above any standard developer finish programme. The floor-to-ceiling glass throughout — the glazing language that extends from floor to ceiling across every primary elevation — delivers the indoor-outdoor visual connectivity, the natural light penetration, and the architectural transparency that the most contemporary UHNW residential design philosophy requires. Fifth, the motivated seller at community-lowest price: the seller has designated this listing as motivated — a time-sensitive exit at AED 39,990,000 — and the community-lowest-price positioning at AED 39,990,000 for a brand new custom-built B+G+1 mansion with basement cinema, single-row privacy, full marble and floor-to-ceiling glass, and top-tier contractor construction quality is the most specific urgency signal available in Parkway Vistas's current 6BR secondary market. A motivated seller pricing a bespoke custom mansion below what equivalent standard Emaar-delivery properties command in the sub-community is communicating the most actionable and most time-bounded acquisition opportunity in The Parkway's 6BR inventory at the current date. Reference: DPF-PWV-DHE-6BR-10839-001.
Property Highlights
- Project: Parkway Vistas (The Parkway)
- Developer: Custom built on Emaar-released plot within Dubai Hills Estate
- Construction: Brand new custom build by top-tier contractor — not Emaar standard delivery
- Community: Dubai Hills Estate, Dubai
- Sub-Community: Parkway Vistas, The Parkway
- Architecture: B+G+1 (Basement, Ground, First Floor)
- Property Type: Mansion (custom built)
- Bedrooms: 6
- Driver's Room: Yes — within basement level
- Maid's Facilities: Yes
- Bathrooms: 7
- BUA and Plot: 10,839 sq ft (full BUA and plot breakdown available on request)
- Position: Single row — maximum privacy and serenity
- Basement Programme: Private cinema, entertainment space, driver's room
- Finishes: Premium marble flooring throughout, floor-to-ceiling glass throughout
- Parking: Covered garage for 2 vehicles
- Sale Type: Motivated seller — community-lowest price for a new custom basement mansion
- Pricing: AED 39,990,000
- Price per Sq Ft (BUA reference): AED 3,690
- Estimated Buyer All-In: Approximately AED 42,429,970
- All-In per Sq Ft: Approximately AED 3,914
- DPF Reference: DPF-PWV-DHE-6BR-10839-001
Community-Lowest Price — The Parkway Vistas 6BR Mansion Market Position
The lowest-priced 6-bedroom designation in Parkway Vistas is a verifiable secondary market claim: at AED 39,990,000, this mansion is positioned at the lowest asking price for a 6-bedroom villa in Parkway Vistas's active secondary market at the time of listing. Buyers can verify independently by cross-referencing active Parkway Vistas 6-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 community-lowest-price designation is the specification it carries: in a typical secondary market, the lowest-priced unit in a sub-community is the least-featured. Here, the lowest-priced 6-bedroom mansion in Parkway Vistas is a brand new custom-built B+G+1 with basement private cinema, single-row privacy, full marble, and floor-to-ceiling glass — the most comprehensively specified new custom mansion in the sub-community's current 6BR secondary market priced at its lowest available level by a motivated seller. Reference: DPF-PWV-DHE-6BR-10839-001.
Custom Built by Top-Tier Contractor — What This Means Above Emaar Standard Delivery
The distinction between a custom-built villa and an Emaar-standard-delivery villa in a Dubai Hills Estate sub-community is the most fundamentally important quality difference in the secondary market for buyers who understand how residential construction quality is determined. Emaar is a large-scale masterplan developer whose villa delivery programme requires the simultaneous construction of hundreds of villas across each sub-community to a standardised specification — a programme whose economics require construction efficiency, standardised material specifications, volume procurement, and the delivery velocity that a large developer's programme demands. The result is a consistent, warranty-backed, well-marketed residential product that meets the specifications of a broad market — but it is not a bespoke product. A custom-built villa on a Parkway Vistas plot — designed specifically for this plot, engineered specifically for this programme, and constructed by a specialist high-specification residential contractor with a single-project focus — is a fundamentally different product. The contractor who builds a single 10,839 sq ft custom mansion invests in every structural decision, every material specification, every joinery dimension, and every MEP detail at the level of care and attention that a volume programme cannot afford. The concrete programme, the external envelope detail, the waterproofing specification for the basement (critical in any below-grade construction and particularly in Dubai's conditions), the MEP routing and capacity, and the internal fit-out from joinery to marble laying to glass installation — all are executed at the most site-specific and most quality-scrutinised standard available in residential construction. The B+G+1 architectural programme — three full levels including a basement — is itself a more demanding and more technically complex structural achievement than the standard above-grade villa programme, requiring deeper foundation engineering, comprehensive waterproofing, and the basement structural programme that a top-tier contractor is specifically selected to deliver at the quality standard this mansion's cinema and entertainment programme requires. Full contractor details, structural specifications, material specifications, and any available warranties and inspection certifications are available on request from our team and confirmed at private viewing. Reference: DPF-PWV-DHE-6BR-10839-001.
Basement Private Cinema — The Most Specifically UHNW Programme Element in The Parkway
The private cinema in the basement of this Parkway Vistas mansion is the single most specifically UHNW-resonant and most structurally rare specification element in The Parkway's 6-bedroom secondary market. A private cinema in the context of a custom-built basement is categorically different from a projector installed in a repurposed bedroom or a ground-floor media room in a standard villa: the basement cinema in this mansion is a dedicated below-grade screening room that benefits from the acoustic isolation of its below-grade position — the earth surrounding the basement walls provides the most effective passive acoustic buffer available in residential construction, preventing sound transmission from the cinema to the household's living programme above and preventing external sound from penetrating the cinema's acoustic environment. The cinema is designed as a cinema from the structural phase of the project — the floor, wall, and ceiling construction takes into account the acoustic treatment requirements of a dedicated screening environment, the seating programme is planned into the room's proportions, and the projection and display system is integrated into the room's construction rather than retrofitted into a standard room. For a UHNW family that entertains in the private cinema format — family film nights, private screenings, small gatherings for sports events or cultural occasions — the basement cinema is the most specifically valued and most consistently used luxury home entertainment facility in Dubai's UHNW family villa market. The entertainment space adjacent to the cinema completes the basement lifestyle programme: a private socialising, gaming, or multi-purpose entertainment environment whose below-grade position provides the same acoustic isolation and climate-controlled comfort as the cinema, and whose spatial relationship to the cinema allows the basement level to function as a fully self-contained private entertainment zone separate from the main family living programme on the ground and first floors. Reference: DPF-PWV-DHE-6BR-10839-001.
Single Row Position — The Most Private Residential Configuration in Parkway Vistas
The single-row designation means this mansion's plot has one open elevation facing the community's open space or green infrastructure — rather than being positioned in a mid-row configuration where both side elevations face the walls or gardens of adjacent villas. In a gated villa community, the single-row position is the most sought-after positional configuration for the UHNW buyer who specifically requires the maximum privacy and the greatest sense of spatial openness within the sub-community. The open side elevation of a single-row position provides natural light penetration from an additional direction beyond the front and rear elevations, a wider visual connectivity to the community's open landscape, and the acoustic benefit of an open side — no neighbouring villa's garden activity on one side, no party wall audio transmission on one side. In a custom mansion of this scale, the single-row position amplifies the architectural ambition of the floor-to-ceiling glass throughout: the glazing on the single-row's open elevation receives unobstructed natural light from the open community side, creating the most light-penetrated interior environment that a Parkway Vistas plot can deliver. For the buyer who has shortlisted Parkway Vistas mansions and specifically requires the most private, most open, and most residentially serene positional configuration in the sub-community, the single-row designation eliminates every mid-row and back-to-back equivalent from consideration. Reference: DPF-PWV-DHE-6BR-10839-001.
Premium Marble and Floor-to-Ceiling Glass — The Architectural Language of a Custom Mansion
Premium marble flooring throughout a custom-built 10,839 sq ft mansion and floor-to-ceiling glass throughout the primary elevations are the two most comprehensively defining material and architectural decisions in the villa's design language — and together they create the most specifically luxury-residential visual and tactile environment available in a Parkway Vistas 6-bedroom property at any price. Premium marble across 10,839 sq ft is a material procurement, shipping, selection, cutting, and installation programme of substantial scale: each marble slab is individually selected for veining continuity, colour consistency, and material quality, cut to the specific dimensions of each space in the custom floor plan, and laid by specialist stone installation contractors to a precision standard that volume developer programmes cannot match. The marble programme in a custom mansion at this scale represents an investment of AED 1,000,000 or more above a standard developer's floor finish programme, and the result is a floor surface whose visual warmth, material quality, and tactile character are immediately and permanently distinguishable from any developer-standard floor alternative. The floor-to-ceiling glass throughout — the glazing that extends from the finished floor level to the ceiling in all primary elevations — is the architectural decision that most specifically defines the spatial character of a contemporary UHNW custom mansion: it eliminates the visual boundary between the interior programme and the exterior landscape, it delivers the maximum natural light penetration into the deepest points of each room, and it creates the architecturally transparent residential character that the most internationally current UHNW residential design philosophy consistently requires. In a single-row mansion with an open side elevation, the floor-to-ceiling glass on the open elevation creates the most light-penetrated and most spatially generous indoor environment available in the sub-community's custom mansion inventory. Reference: DPF-PWV-DHE-6BR-10839-001.
About Parkway Vistas — The Parkway, Dubai Hills Estate, Emaar, Dubai
Parkway Vistas is a villa sub-community within The Parkway area of Dubai Hills Estate — Emaar's flagship family residential masterplan. The Parkway is a distinct address within Dubai Hills Estate — positioned along the masterplan's primary park corridor rather than on the golf course, delivering a park-lifestyle and green-landscape residential environment that is complementary to but distinct from the golf-course-facing addresses of Golf Place and Fairway Vistas. Parkway Vistas's villa programme within The Parkway provides the 6-bedroom mansion format within this park-proximate, family-lifestyle-oriented area of the masterplan. A brand new custom-built B+G+1 mansion with basement cinema, single-row privacy, full marble, and floor-to-ceiling glass at AED 39,990,000 — the lowest priced 6-bedroom in Parkway Vistas's active secondary market — is the most structurally advantaged and most specification-complete 6-bedroom mansion available in Parkway Vistas at the current date. Reference: DPF-PWV-DHE-6BR-10839-001.
Community and Lifestyle
- Parkway Vistas, The Parkway — Dubai Hills Estate park-corridor villa address
- Brand new custom built by top-tier contractor — categorically above Emaar standard delivery
- B+G+1 — three full levels including basement
- Basement private cinema — the most specifically UHNW programme element in The Parkway
- Basement entertainment space — self-contained below-grade social programme
- Basement driver's room — most discreet domestic staff accommodation
- Single row — maximum privacy and serenity, most open positional configuration
- Premium marble flooring throughout
- Floor-to-ceiling glass throughout — contemporary UHNW architectural language
- 6 bedrooms plus driver's room plus maid's facilities, 7 bathrooms
- AED 39,990,000 — lowest priced 6BR mansion in Parkway Vistas, motivated seller
- AED 3,690/sqft — community-lowest per-sqft for a custom-built, basement-cinema, single-row mansion
Amenities
- Basement private cinema — dedicated below-grade acoustic screening room
- Basement entertainment space — private below-grade social and multi-use programme
- Basement driver's room — discreet domestic staff accommodation
- Covered garage for 2 vehicles
- Premium marble flooring — full mansion programme
- Floor-to-ceiling glass — full primary elevation programme
- Dubai Hills Park — The Parkway's defining park-lifestyle infrastructure, within the masterplan
- 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
- Parkway Vistas 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
Investment and Occupier Case — Custom Build, Basement Cinema, Single Row, Community-Lowest Price
The acquisition case for this Parkway Vistas custom mansion at AED 39,990,000 operates across four compounding propositions. First, the custom build value acquired at community-lowest price: the seller is pricing a bespoke top-tier-contractor custom mansion — with all the structural, material, and programme quality that entails — at the sub-community's lowest available 6-bedroom asking price. The custom build investment above the cost of a standard Emaar Parkway Vistas 6-bedroom equivalent — in contractor fees, custom design and engineering, premium marble, floor-to-ceiling glass, and basement construction — is acquired within the community-floor price rather than charged above it. Second, the basement cinema irreplaceability: a private cinema in a custom-built below-grade basement cannot be added to a non-basement villa at any cost without demolishing the ground floor and constructing a basement — a post-purchase programme of extraordinary complexity and expense. The buyer who acquires this mansion acquires the basement cinema as a permanent, installed, ready-to-use specification with no post-purchase construction programme. For an investor, the private cinema is the most consistently rental-premium-generating specification in The Parkway's 6-bedroom secondary rental market. Third, the motivated seller acquisition window: a motivated seller at community-lowest price on a brand new custom mansion creates the most time-bounded and most urgency-aligned acquisition window in The Parkway's current secondary market — the motivated exit is resolved when the seller's timeline is satisfied, and the community-lowest price available at this specification will not persist indefinitely. Fourth, the Dubai Hills Estate Parkway long-term value foundation: The Parkway's park-corridor address within Dubai Hills Estate's full lifestyle ecosystem — golf, mall, park, hospital, international schools, and the progressive activation of the masterplan — provides the most defensible long-term capital value foundation for a custom mansion of this specification. The scarcity of custom-built, basement-cinema, single-row 6-bedroom mansions in Parkway Vistas is permanent — this is a one-of-a-kind product in the sub-community's secondary market.
Estimated Buyer All-In Cost
- Purchase Price: AED 39,990,000
- DLD Transfer Fee (4%): AED 1,599,600
- DLD Administrative Fee: Approximately AED 580
- Agency Commission (2% + VAT): Approximately AED 839,790
- Total Estimated Buyer All-In: Approximately AED 42,429,970
- All-In per Sq Ft: Approximately AED 3,914
- Private cinema, custom build, premium marble, and floor-to-ceiling glass included at the stated price
Location and Connectivity — Parkway Vistas, The Parkway, Dubai Hills Estate, Dubai
- Sub-Community: Parkway Vistas, The Parkway, Dubai Hills Estate, Dubai
- Key Roads: Al Khail Road (E44), Umm Suqeim Street, Hessa Street (D61)
- Dubai Hills Park: Within the masterplan — The Parkway park-corridor address
- 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 Parkway Vistas Mansion Demands Immediate Action
- Lowest priced 6BR mansion in Parkway Vistas — AED 39,990,000 is the most competitive 6-bedroom entry in Parkway Vistas's active secondary market
- Motivated seller — time-sensitive exit at community-lowest price will not persist beyond the seller's timeline
- Brand new custom built by top-tier contractor — categorically above Emaar standard delivery in every structural and material dimension
- B+G+1 — three full levels including basement, the rarest architectural programme in The Parkway
- Basement private cinema — the most specifically UHNW-programme-differentiated element in The Parkway's 6BR inventory, irreplaceable post-purchase
- Basement entertainment space — self-contained below-grade social programme
- Single row — maximum privacy, most open positional configuration in Parkway Vistas
- Premium marble flooring throughout — full mansion marble programme at custom specification
- Floor-to-ceiling glass throughout — contemporary UHNW architectural language, maximum light penetration
- 6 bedrooms plus driver's room plus maid's facilities, 7 bathrooms
- AED 3,690/sqft — community-lowest per-sqft for a custom-built basement-cinema single-row mansion
- The Parkway, Dubai Hills Estate — park-corridor address within Emaar's most comprehensively programmed family masterplan
- Freehold — available to all nationalities worldwide
- Reference DPF-PWV-DHE-6BR-10839-001
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.
