Lowest Priced 7BR Ultra-Luxury Mansion in Emerald Hills | Fully Furnished with Exquisite Rugiano Italian Designer Furniture — the Most Premium Furnishing Specification Available | Basement with Private Gym and Extra Living Space | Private Pool with Outdoor BBQ and Entertainment Zone | 7BR+Maid | 9,600 Sq Ft BUA | 8,600 Sq Ft Plot | Ultra-Exclusive Emerald Hills Gated Enclave | AED 3,833/sqft | Ref DPF-EH-DHE-7BR-9600-001
The lowest priced 7-bedroom ultra-luxury custom mansion available in Emerald Hills, Dubai Hills Estate — at AED 36,800,000 — carrying five compounding specification premiums that together create the most comprehensively furnished and most programme-complete 7-bedroom acquisition available in Emerald Hills's current secondary market. First, and most specifically defining: the full Rugiano Italian designer furniture programme throughout. Rugiano is not a generic Italian furniture descriptor but a specific and internationally renowned UHNW furniture house — one of the most prestigious Italian furniture brands available globally, known for its bespoke leather upholstery programme, its premium material specifications, its handcrafted Italian production standard, and the distinctiveness of its designs in the most specifically high-end residential and hospitality interiors in the world. The distinction between a villa described as furnished with Italian designer furniture and a villa described as furnished with Rugiano Italian designer furniture is the distinction between a category and a specific brand — and in the UHNW residential furniture market, Rugiano is a brand that the most discerning buyers and tenants specifically recognise, specifically seek, and specifically pay a premium for above non-branded or generically branded equivalents. A full Rugiano furnishing programme across 9,600 sq ft of a custom 7-bedroom mansion — across the living and dining programme, the master suite and all six further bedroom suites, the kitchen programme, and the outdoor entertainment zone — represents a seller procurement investment that is substantially above the generic Italian furniture programmes discussed in previous listings in this series: individual Rugiano pieces are among the most expensive available in the residential furniture market, and a full mansion programme from Rugiano represents an inventory whose retail procurement cost is AED 5,000,000 to AED 10,000,000 or more. The buyer of this villa acquires the full Rugiano programme within the AED 36,800,000 asking price. Second, the basement with private gym and extra living and storage space: as established across the previous Emerald Hills and Parkway Vistas custom-villa listings in this series, a dedicated private gym within a custom-built basement is the most consistently sought-after and most structurally irreplaceable post-purchase addition in Dubai's UHNW villa market. In this 7-bedroom mansion, the basement programme extends beyond the private gym to include extra living space and storage — creating the most comprehensively programmed below-grade floor available in any Emerald Hills 7-bedroom custom villa, whose extra living space can be configured as a media room, a games room, a second entertainment space, or any dedicated below-grade programme the household requires beyond the private gym's fitness function. Third, the private pool with outdoor BBQ and entertainment zone: on an 8,600 sq ft plot with a 9,600 sq ft multi-level BUA, the private pool with its associated outdoor BBQ and entertainment zone creates a resort-standard outdoor lifestyle programme whose pool-deck entertainment infrastructure — the BBQ area and its outdoor kitchen and seating programme — is proportioned for the extended-family and social entertaining scale that a 7-bedroom UHNW household at the Rugiano furnishing level specifically requires. Fourth, the 7-bedroom plus maid's room programme: seven bedrooms in an Emerald Hills custom-built 9,600 sq ft villa is the most comprehensive bedroom count available in the sub-community's current secondary market at this price level, providing the full extended-family residential programme whose seven suites accommodate the UHNW household's complete bedroom infrastructure. At AED 36,800,000 — the lowest available 7-bedroom price in Emerald Hills's active secondary market — these five specification premiums are combined at the most competitive per-sqft rate available for a Rugiano-furnished, gym-basement, pool-and-BBQ 7-bedroom custom mansion in Emerald Hills. Fifth, the ultra-exclusive Emerald Hills gated enclave designation: Emerald Hills is characterised within Dubai Hills Estate as a specifically exclusive and specifically restricted-access gated enclave — a custom-plot community whose limited inventory, individually designed villas, and gated access infrastructure create the most specifically private and most residentially exclusive living environment available in the Dubai Hills Estate masterplan. Reference: DPF-EH-DHE-7BR-9600-001.
Property Highlights
- Project: Emerald Hills (ultra-exclusive gated enclave)
- Community: Dubai Hills Estate, Dubai
- Sub-Community: Emerald Hills
- Property Type: Custom-built ultra-luxury mansion
- Bedrooms: 7
- Maid Room: Yes
- BUA: 9,600 sq ft (multi-level — BUA exceeds plot, consistent with basement plus ground plus upper-floor programme)
- Plot Size: 8,600 sq ft
- Furnishing: Fully furnished with exquisite Rugiano Italian designer furniture throughout
- Basement: Expansive basement with private gym and extra living and storage space
- Pool: Private swimming pool with outdoor BBQ and entertainment zone
- Community: Ultra-exclusive Emerald Hills gated enclave within Dubai Hills Estate
- Pricing: AED 36,800,000 — lowest priced 7BR ultra-luxury mansion in Emerald Hills
- Price per Sq Ft BUA: AED 3,833
- Price per Sq Ft Plot: AED 4,279
- Estimated Buyer All-In: Approximately AED 39,045,380
- All-In per Sq Ft BUA: Approximately AED 4,067
- DPF Reference: DPF-EH-DHE-7BR-9600-001
Community-Lowest Price — Emerald Hills 7BR Market Position
At AED 36,800,000, this mansion is positioned as the lowest asking price for a 7-bedroom ultra-luxury custom villa in Emerald Hills's active secondary market at the time of listing. Buyers can verify independently by cross-referencing active Emerald Hills 7-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 Rugiano furnishing specification it carries: a fully Rugiano-furnished 7-bedroom mansion at 9,600 sq ft BUA with a private gym basement, private pool, and BBQ entertainment zone at the community-floor 7-bedroom price is — as the seller designates — an unbeatable price for a fully furnished custom mansion of this specification in Emerald Hills. Reference: DPF-EH-DHE-7BR-9600-001.
Rugiano Italian Designer Furniture — The Most Premium Furnishing Specification in Any Emerald Hills Villa
Rugiano is a specifically named Italian luxury furniture brand — founded in Italy, produced to handcrafted standards, and distributed internationally through the most exclusive residential and hospitality furniture networks in the world. The brand's signature is its bespoke leather upholstery programme: sofas, armchairs, beds, and occasional pieces in premium leather at the most exacting quality specification available in residential furniture manufacture, complemented by premium wood, metal, and fabric programmes that define one of the most recognisable and most consistently UHNW-associated Italian furniture identities in the global luxury residential market. When a villa is described as furnished with Rugiano Italian designer furniture, the buyer understands precisely what they are acquiring: a specific brand's specific product range, at a quality and price level that is not replicated by any generic Italian furniture programme. A full Rugiano furnishing programme across 9,600 sq ft of a custom 7-bedroom mansion encompasses every functional space: the main living and dining areas with the Rugiano sofa, armchair, dining table and chair programme at the brand's full specification; the master suite and all six further bedroom suites with Rugiano beds, bedside, wardrobe, and seating programmes; the kitchen's seating and bar programme; and the outdoor pool and entertainment zone's outdoor Rugiano or Rugiano-quality furniture programme. At the retail procurement price of individual Rugiano pieces, the total furnishing value of this mansion's Rugiano programme is a material investment that is substantially above the generic Italian furniture programme's retail value, and it is acquired by the buyer within the AED 36,800,000 community-lowest-price asking. For a UHNW buyer who specifically tracks Rugiano as a furnishing quality benchmark — the profile that will immediately recognise the brand from the listing header and understand the quality implication without further explanation — the Rugiano designation is the most instantly credible and most specifically compelling furnishing specification available in any Emerald Hills custom villa's secondary market listing. Full Rugiano inventory by piece, room, and programme is available on request from our team and confirmed at private viewing. Reference: DPF-EH-DHE-7BR-9600-001.
Basement with Private Gym and Extra Living Space — The Most Comprehensively Programmed Basement in Emerald Hills
The basement programme in this 7-bedroom Emerald Hills mansion extends beyond the single-function private gym to include extra living space and storage — creating the most comprehensively programmed below-grade floor available in any Emerald Hills 7-bedroom custom villa in the sub-community's secondary market. The private gym within the basement provides the dedicated private fitness infrastructure that the UHNW household requires — the strength, cardiovascular, and training equipment programme whose acoustic isolation from the main living programme is naturally provided by the below-grade construction, as discussed in the Emerald Hills 6BR golf-view listing. The extra living space within the basement extends the programme beyond fitness: a dedicated below-grade room or suite of rooms whose function is entirely the buyer's to determine — a media room, a games room for the household's younger occupants, a hobby room, a secondary social space for the staff management programme, or any dedicated below-grade programme the UHNW household requires that the ground-floor and upper-floor levels cannot accommodate without compromising the living, dining, and bedroom programme. The storage component provides the most comprehensively below-grade storage available in a 7-bedroom Emerald Hills mansion — the deep-storage capacity that a 7-bedroom UHNW household generates across its seasonal wardrobe, its household equipment, its entertainment inventory, and its personal effects programme, housed below grade without consuming any of the above-grade BUA's living or bedroom space. For a 7-bedroom household — where the combined wardrobe, equipment, and household material inventory of 7 bedroom occupants plus the maid's programme is the most expansive in any residential configuration — the basement storage capacity is a practical and daily-used specification premium rather than a theoretical one. Full basement layout, gym specification, extra living space configuration, and storage programme details are available on request. Reference: DPF-EH-DHE-7BR-9600-001.
BUA and Plot — The Multi-Level Architecture That Delivers 9,600 Sq Ft on 8,600 Sq Ft
The 9,600 sq ft BUA on an 8,600 sq ft plot is not an anomaly but an architectural confirmation of the multi-level programme this custom mansion delivers. In a villa with a basement plus ground floor plus one or more upper floors, the total built area across all levels exceeds the plot's ground-floor footprint — because each level contributes its own BUA to the total. A 9,600 sq ft BUA on an 8,600 sq ft plot confirms that this villa has at minimum a basement plus ground plus first floor programme, where the combined floor areas of the basement, the ground floor, and the upper floors sum to 9,600 sq ft — an average of 3,200 sq ft per level across three levels on an 8,600 sq ft plot, which is a geometrically coherent and architecturally appropriate configuration for a 7-bedroom custom mansion. The multi-level distribution of BUA is what allows the seven bedroom suites, the maid's room, the living and dining programme, the kitchen, the private gym and extra living space in the basement, and the pool and BBQ outdoor programme to coexist within the 8,600 sq ft plot footprint at a spatial scale appropriate to the Rugiano furnishing specification. Full floor plans with exact BUA per level, room dimensions, and architectural configuration across all floors are available on request from our team and confirmed at private viewing. Reference: DPF-EH-DHE-7BR-9600-001.
Private Pool with Outdoor BBQ and Entertainment Zone
A private pool with an integrated outdoor BBQ and entertainment zone on an 8,600 sq ft custom Emerald Hills plot provides the resort-outdoor lifestyle infrastructure appropriate to a Rugiano-furnished 7-bedroom UHNW mansion. The private pool's dimensions and proportion within the outdoor programme are appropriate to the household scale — a pool that serves seven bedrooms' worth of occupants at their daily recreation programme, the extended-family social gathering at the scale a 7-bedroom UHNW household hosts, and the outdoor entertainment programme that the Rugiano interior's quality implies must be matched by an equivalent outdoor standard. The outdoor BBQ and entertainment zone creates the al-fresco dining, pool-side entertaining, and outdoor social programme infrastructure: a permanent outdoor kitchen with BBQ equipment, outdoor dining and seating programme, and the entertainment zone's audio-visual and lighting infrastructure that converts the pool terrace into the most comprehensive private outdoor entertaining venue available in any Emerald Hills 7-bedroom villa's outdoor programme. For a Rugiano-furnished villa, the outdoor entertainment zone's quality standard must match the interior's — and the integration of a permanent BBQ and entertainment zone within the pool terrace programme achieves the outdoor lifestyle quality consistency that the Rugiano interior demands as its outdoor counterpart. Full pool specification, dimensions, BBQ equipment inventory, and outdoor entertainment zone details are available on request. Reference: DPF-EH-DHE-7BR-9600-001.
About Emerald Hills — Ultra-Exclusive Gated Enclave, Dubai Hills Estate, Dubai
Emerald Hills is characterised within Dubai Hills Estate as an ultra-exclusive gated enclave — a custom-plot community whose limited total inventory of individually designed and built villas, gated and secured access infrastructure, and the inherently bespoke character of its custom-built residential product creates the most specifically private and most residentially exclusive living environment within the masterplan. Unlike the developer-standardised sub-communities of Golf Place, Sidra, and Maple — where hundreds of identical or near-identical villas create a community of comparable products — Emerald Hills's custom-built inventory means every villa is genuinely unique, every plot is individually developed, and the community's residential population is inherently self-selected for the UHNW profile that specifically seeks and specifically invests in the most bespoke and most architecturally ambitious residential product in Dubai Hills Estate. A Rugiano-furnished, private-gym-basement, pool-and-BBQ 7-bedroom custom mansion at 9,600 sq ft BUA on an 8,600 sq ft plot at AED 36,800,000 — the lowest available 7-bedroom ultra-luxury price in Emerald Hills's active secondary market — is the most specification-complete and most value-complete 7-bedroom custom mansion entry available in the sub-community at the current date. Reference: DPF-EH-DHE-7BR-9600-001.
Community and Lifestyle
- Emerald Hills — ultra-exclusive gated enclave within Dubai Hills Estate, every villa custom-built
- Rugiano Italian designer furniture throughout — the most specifically premium and most verifiable brand-named furnishing specification in any Emerald Hills villa
- Basement with private gym and extra living and storage space — most comprehensively programmed basement in Emerald Hills's 7BR secondary market
- Private pool with outdoor BBQ and entertainment zone — resort-outdoor programme
- 7 bedrooms plus maid's room — the most comprehensive bedroom programme in Emerald Hills at this price
- 9,600 sq ft BUA on 8,600 sq ft plot — multi-level programme, maximum BUA efficiency
- AED 36,800,000 — lowest priced 7BR ultra-luxury mansion in Emerald Hills
- AED 3,833/sqft BUA — most competitive per-sqft for Rugiano-furnished gym-basement pool 7BR in Emerald Hills
Amenities
- Full Rugiano Italian designer furniture programme — exquisite furnishing throughout all rooms
- Private gym within basement — dedicated fitness facility below grade
- Extra living and storage space within basement — programme-flexible below-grade rooms
- Private swimming pool within landscaped plot
- Outdoor BBQ and entertainment zone — permanent outdoor kitchen and entertainment infrastructure
- Dubai Hills Golf Club — 18-hole championship course within Dubai Hills Estate
- 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
- Emerald Hills ultra-exclusive gated security programme
- Dubai Hills Estate community management and masterplan lifestyle ecosystem
- Full service charge details on request
Investment and Occupier Case — Rugiano Furnished, Gym Basement, Pool BBQ, Community-Lowest Price
The acquisition case for this Emerald Hills 7-bedroom mansion at AED 36,800,000 operates across four compounding propositions. First, the Rugiano furnishing value acquired at community-lowest price: a full Rugiano interior programme across 9,600 sq ft has a retail procurement and installation value of AED 5,000,000 to AED 10,000,000 or more above the cost of an unfurnished equivalent. The buyer acquires the full Rugiano programme within the community-floor 7-bedroom asking — not as a premium above the community-lowest price but as an inclusion within it. The effective furniture-adjusted acquisition cost is lower than any unfurnished or generically furnished 7-bedroom equivalent at or above this price in the sub-community. Second, the Rugiano rental premium: in Emerald Hills's UHNW rental market — where the tenant profile that can afford 7-bedroom Emerald Hills rents is precisely the profile that recognises and specifically values Rugiano as a furnishing quality benchmark — a Rugiano-furnished villa commands the highest nightly and monthly rental rates in the sub-community's 7-bedroom inventory from a tenant pool that specifically seeks and specifically pays a premium for Rugiano above generically furnished or Italian-designer-unfurnished equivalents. Third, the private gym basement irreplaceability: as established across multiple listings in this series, a private gym below grade in a custom villa cannot be added post-purchase without structural demolition and reconstruction. The buyer acquires a permanent, installed, and irreplaceable fitness specification within the community's lowest 7-bedroom price. Fourth, the ultra-exclusive Emerald Hills long-term scarcity value: Rugiano-furnished, gym-basement, pool-and-BBQ 7-bedroom custom mansions in Emerald Hills are a product whose supply in the secondary market at any given time is extremely limited — each one is unique, each one reflects a specific seller's design and furnishing investment, and the number available simultaneously at or near the community-lowest price is permanently constrained by the sub-community's total custom-built 7-bedroom inventory.
Estimated Buyer All-In Cost
- Purchase Price: AED 36,800,000
- DLD Transfer Fee (4%): AED 1,472,000
- DLD Administrative Fee: Approximately AED 580
- Agency Commission (2% + VAT): Approximately AED 772,800
- Total Estimated Buyer All-In: Approximately AED 39,045,380
- All-In per Sq Ft BUA: Approximately AED 4,067
- Full Rugiano furniture programme, private gym basement, private pool, and BBQ entertainment zone included at the stated price
Location and Connectivity — Emerald Hills, Dubai Hills Estate, Dubai
- Sub-Community: Emerald Hills, Dubai Hills Estate, Dubai
- Key Roads: Al Khail Road (E44), Umm Suqeim Street, Hessa Street (D61)
- Dubai Hills Golf Club (18-hole championship): Within Dubai Hills Estate
- Dubai Hills Mall: Minutes by car — within Dubai Hills Estate
- Dubai Hills Park: 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 Emerald Hills Mansion is the Most Specifically UHNW 7BR Product in Dubai Hills Estate
- Lowest priced 7BR ultra-luxury mansion in Emerald Hills — AED 36,800,000 is the most competitive 7-bedroom entry in Emerald Hills's active secondary market
- Rugiano Italian designer furniture throughout — the most specifically premium and brand-named furnishing in any Emerald Hills listing, acquired within the community-floor price
- Basement with private gym and extra living and storage space — most comprehensively programmed below-grade floor available in Emerald Hills's 7BR inventory
- Private pool with outdoor BBQ and entertainment zone — resort-standard outdoor lifestyle programme
- 7 bedrooms plus maid's room — the most comprehensive bedroom programme in Emerald Hills at this price
- 9,600 sq ft BUA on 8,600 sq ft plot — maximum BUA efficiency from multi-level custom programme
- AED 3,833/sqft BUA — most competitive per-sqft for Rugiano-furnished gym-basement pool 7BR in Emerald Hills
- Ultra-exclusive Emerald Hills gated enclave — the most specifically private and residentially exclusive address in Dubai Hills Estate
- Freehold — available to all nationalities worldwide
- Reference DPF-EH-DHE-7BR-9600-001
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.
