Union Square House Real Estate
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Union Square House Real Estate
Parkside Living | Family-Friendly | Premium Amenities
Dubai Hills Estate · Dubai Hills Estate · Ref BF-890652532 Source verified · Union Square House Real Estate · listed 2 Jul 2026
Ownership
Freehold
Bedrooms
3
Bathrooms
4
Built area
130.08 m²
Brixfox Score 70 · 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 — 70 grades as B.Financial analysis ↓
Modelled from Airbnb listings we track across Dubai Hills Estate — 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.
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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· 4.6% of price, auto-calculated
$49,080
DLD Transfer Fee$42,507
Notary & registration$1,260
Legal fees$5,313
Renovation budget· Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.
$Furniture & STR launch· default ≈ $8,927/bedroom
$All-in investment
$1,150,888
+8.3% 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% · Dubai Hills Estate 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
Dubai Hills Estate
Dubai Hills Estate, Approximate area
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Villa Scorecard
Location
Good
Popular area with steady demand
Rental Yield
Good
6.9% annual return
Occupancy
Average
45% average occupancy
Nightly Rate
Strong
$558 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
Premium nightly rate of $558 — positioned in the top tier
Freehold ownership — maximum long-term security
Watch Out
Occupancy at 45% — factor in seasonal gaps
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
30% occ.
4.6%
$4,075/mo
40% occ.
6.1%
$5,434/mo
45% occ.
6.9%
$6,153/mo
current
55% occ.
8.5%
$7,512/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.