Market
Dubai Hills Estate is a mature Emaar community: park, golf, mall and schools already operating. The average price per sqft has more than doubled in five years, driven by those deliveries rather than by speculation.
Back to opportunitiesBUY
Dubai
Address Residences, Dubai Hills Estate
Distress deal: AED 2.7M against AED 2.83M paid to Emaar, high floor corner unit
WAH Score
8,7/ 10
The asset in numbers
- Layout
- 2 bedroom corner apartment, 1,138 sqft
- Floor
- High floor, dual aspect
- Developer
- Emaar
- Status
- Off-plan, contract transfer, handover February 2029
- Entry price
- AED 2.7M
- Price paid to Emaar
- AED 2.83M
- Price per sqft
- AED 2,372
- Target gross yield
- 6.0%
- Horizon
- 3-4 years
- Risk
- Low
2-bedroom corner apartment - off-plan resale in Dubai: the asset in detail
A 1,138 sqft corner 2 bedroom apartment on a high floor at Address Residences, Dubai Hills Estate. The owner paid AED 2.83M to Emaar and is reselling the position at AED 2.7M: here is our full analysis, the numbers, the risk and our decision.
Dubai Hills Estate is one of the most complete communities Emaar has delivered: a central park, an 18-hole golf course, Dubai Hills Mall, international schools and direct access to Downtown via Al Khail Road. Everything is already built, which matters for an investor: value does not rest on a promise, it is already observed in transactions.
The asset is a 1,138 sqft corner 2 bedroom on a high floor, inside Address Residences, the line managed by Emaar Hospitality. The corner brings dual aspect and an open view over the park: it is the most sought after variant in the building, and the most traded layout in the community.
The key point is the price. The seller paid AED 2.83M to Emaar and releases the position at AED 2.7M, a AED 130,000 loss for him and AED 2,372 per sqft for the buyer, against roughly AED 2,520 on average across Dubai Hills Estate. The margin is captured at signing, not hoped for at resale.
WAH! Note
An Address-branded address usually trades above the district average, taken here 6% below it.
WAH Score
8,7 / 10
Market8,8
Entry price9,3
Rental yield7,8
Liquidity8,8
Resale8,6
Risk8,7
The WAH Score is the weighted average of six investment criteria. It drives the decision.
BUYWAITPASS
Our investment analysis, criterion by criterion
Entry price
AED 2.7M against AED 2.83M paid to the developer, or AED 2,372 per sqft versus around AED 2,520 for the district: roughly 6% below market on a brand that usually trades above it.
Rental yield
Around 6% gross targeted at handover, based on leases signed on comparable 2 bedrooms in Dubai Hills. Income only starts in 2029: this case is first and foremost a capital gain case.
Liquidity & resale
The 2 bedroom is the most traded layout in Dubai Hills Estate, and the Address brand widens the buyer pool further. Resale before or after handover: both doors stay open.
Risk
Emaar is a tier-one developer that meets its schedules better than the market average. The residual risk sits on funding the balance until February 2029, not on delivery itself.
By Abdelilah : CEO & WAH advisor
In pictures
The Dubai market: what to know before you invest
Dubai Hills Estate at a glance
An Emaar community between Al Khail Road and Umm Suqeim Road, Dubai Hills Estate combines a 180,000 sqm park, an 18-hole golf course, Dubai Hills Mall, a hospital and several international schools. Downtown is about fifteen minutes away, Dubai Marina twenty. It is an established family address, not a district in the making.
What the Address brand adds
Address Residences are managed by Emaar Hospitality: hotel-grade services, managed common areas and a finish level above the district standard. In practice the building rents higher per sqm and resells better, because tenants and buyers know what to expect before they visit.
Buying an off-plan position in resale
The deal goes through a contract transfer with Emaar, with its approval and registration at the DLD. You need to check the amount already paid by the seller, the outstanding balance on the payment plan, the developer transfer fee and the 4% DLD fee. No local tax on rent or on capital gains in the UAE.
Frequently asked questions
Why is the seller releasing below his purchase price?
He needs to exit his position before handover and accepts a AED 130,000 loss to move fast. It is a distress deal: the discount comes from the seller's situation, not from a flaw in the unit or the community.
When is the apartment delivered?
Emaar announces handover for February 2029. The balance of the payment plan runs until that date, with instalments linked to construction progress.
What rent can you expect for a 2 bedroom in Dubai Hills Estate?
We use around 6% gross at handover, based on leases signed on comparable 2 bedrooms. The Address brand rents above the district average, with lower vacancy.
Can a non-resident buy at Address Residences Dubai Hills?
Yes, Dubai Hills Estate is freehold: a foreign buyer owns the unit outright in his own name and can resell freely. From AED 2M invested, the file also opens the door to the Golden Visa.
Why is the WAH Score on this asset a BUY?
Because entry sits below the developer price and below the district average, in a community already delivered, with a tier-one developer and the most liquid layout in Dubai Hills. The only watch point is funding the balance until 2029.
A question about this asset?
A WAH advisor answers your questions and shares the detailed assumptions behind the file.
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