Homes 4 Life Real Estate - Town Square
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Homes 4 Life Real Estate - Town Square
Spacious 2BR | Pool View | Handover Q3 2026
Town Square · Aria · Ref BF-889903976 Source verified · Homes 4 Life Real Estate - Town Square · listed 2 Jul 2026
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
88.91 m²
Brixfox Score 78 · BBrixfox's 0–100 investment rating across 8 weighted pillars — ROI, location, rental demand, land & space, visual appeal, ownership security, payback speed and zoning. Higher is better — 78 grades as B.Financial analysis ↓
Modelled from Airbnb listings we track across Town Square — live calendar data. Projections are estimates, not financial advice.
Financial analysis
· Brixfox Standard · Non-resident · Fully managed
Fully managed is the Brixfox Standard shown on every card: a full-service manager whose commission includes the OTA/channel listing (not the cleaning cost — changeovers are funded by guest cleaning fees; you bear the residual). Self-managed drops the commission but pays the OTA host fee directly — and your own time.
Net yieldNet operating income ÷ all-in investment. After local operating taxes; before home-country personal tax and financing costs. Modelled from observed market performance of comparable Airbnb listings.
—
Awaiting comparable data
Gross yield · all-in basis
—
Before tax in your home country and financing costs. Estimates, not financial advice.
Revenue assumptions
Derived from the comparable Airbnb listings below. ADR reflects asking prices, not booked rates; occupancy comes from observed calendar availability.Expected ADR
—
Asking-price basis
Expected occupancy
—
Projected annual revenue
—
ADR × occupancy × 365
Seasonal occupancy pattern
Peak Jan +30% · Low Jul -35%
J
F
M
A
M
J
J
A
S
O
N
D
Modelled monthly index (relative to the annual average) — replaced by measured per-market indices as calendar history matures.
Investment basis
The true all-in acquisition cost — asking price plus purchase costs, renovation and furnishing. Every yield on this page is computed against this total, not the asking price.Adjust the figures to your deal — yields recalculate live.
Purchase price· asking
$Acquisition costs· 4.8% of price, auto-calculated
$19,653
DLD Transfer Fee$16,349
Notary & registration$1,260
Legal fees$2,044
Renovation budget· Off-plan / new build — delivered brand-new, no renovation budgeted.
$Furniture & STR launch· default ≈ $11,115/bedroom
$All-in investment
$450,602
+10.2% over asking
Total return estimate
OptionalNet yield plus an appreciation assumption you choose. Appreciation is a forward-looking assumption, not data — which is why it defaults to 0% and is kept out of the yield figures above.Annual appreciation assumption0%
0%5% · Town Square 5-yr avg — historical, not a forecast8%
Indicative total return
—/yr
— + 0% appreciation
Appreciation assumptions are illustrative only. Past regional price growth does not predict future performance; local supply, regulation and currency moves can materially change outcomes. Not financial advice.
Where it sits — and the comps around it
The Airbnb listings behind the market evidence above, on the map. When our photo-matching identifies this exact property on Airbnb, its live listing appears below.
Location
Town Square
Aria, Approximate area
Loading Map...
Villa Scorecard
Location
Average
Emerging or secondary location
Rental Yield
Strong
11.7% annual return
Occupancy
Strong
75% average occupancy
Nightly Rate
Strong
$218 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership
Top Highlights
High rental yield at 11.7% — outperforms most villas in this market
Strong occupancy at 75% — consistent booking demand
Premium nightly rate of $218 — positioned in the top tier
Watch Out
Secondary location — rental demand may be lower than premium areas
Visual appeal is below average — photos may not compete well on Airbnb listings
Consider carefully. Returns are below market average for this price point.
Risks & What-If
What if occupancy changes?
Owner Managed scenario
55% occ.
8.6%
$2,940/mo
65% occ.
10.2%
$3,471/mo
75% occ.
11.8%
$4,003/mo
current
85% occ.
13.3%
$4,534/mo
Turnkey Management
Your property, professionally managed
Buying from abroad? You won't lift a finger. A vetted local management partner is already connected to this listing — ready to run it as a short-stay rental from day one, so the Managed projections above are something you can actually rely on.
Vetted by Brixfox 7+ yrs operating 220+ properties managed ~1h guest response
Skyline Holiday Homes
VettedDTCM-licensed holiday-home operator
18%
Management fee
of rental revenue — already in your Managed figures
Turnkey short-term rental management for Dubai apartments. DTCM permitting, hotel-grade housekeeping and yield optimisation across the towers.
What the fee covers
- Listing setup & optimisation (Airbnb, Booking.com, VRBO)
- Dynamic pricing & revenue management
- 24/7 multilingual guest communication
- Guided check-in / check-out & key handling
- Professional cleaning, laundry & restocking
- Maintenance & repairs coordination
- Monthly owner statements & payouts
- Guest screening & damage protection
- DTCM holiday-home permit & registration
- DEWA / utilities & Ejari coordination
Ask Brixfox AI
Conversational analysis — questions about this listing, answered from real data.
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Airbnb Comp Analysis
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Data Sources & Methodology
ROI calculations use verified Brixfox Intelligence rental data from a 12-month trailing window. Opex: 20% owner-managed, 45% fully-managed. Dubai has no rental-income or annual property tax; a one-off 4% DLD transfer fee applies at purchase. Market factors in Dubai may impact actual yields.