On Water | Lake View | Below Op

Villa · Dubai Hills Estate · Dubai

$6.3M3.1% projected yield65% occupancy5 bed6 bath963.5 m²

In the ultra-exclusive Address Villas – Hillcrest, situated in the verdant center of Dubai Hills Estate, find an amazing assortment of Classic and Modern 5-bedroom villas with a basement, roof terrace, storage, and maid's room. Offering elegance, tranquility, and Address-branded living within one of Dubai's most sought-after master complexes, this esteemed community is the first of its kind. <br /><br /><br /><strong>Property Highlights:</strong><br /><br />5 Bedrooms<br />Basement Level<br />Roof Terrace<br />Maid’s Room + Storage<br />Premium Address-Branded Finishing<br />Elegant, Thoughtfu

5-bedroom freehold villa in Dubai Hills Estate — photo 1 of 5
SNH Properties
5-bedroom freehold villa in Dubai Hills Estate — photo 2 of 5
5-bedroom freehold villa in Dubai Hills Estate — photo 3 of 5
5-bedroom freehold villa in Dubai Hills Estate — photo 4 of 5
5-bedroom freehold villa in Dubai Hills Estate — photo 5 of 5

On Water | Lake View | Below Op

Dubai Hills Estate · Address Villas Hillcrest · Ref BF-912037813 Source verified · SNH Properties · listed 4 Jul 2026
Asking price · Freehold
$6,267,030
Inquire — direct to agent
Ownership
Freehold
Bedrooms
5
Bathrooms
6
Built area
963.5 m²
Land
649.02 m²
Brixfox Score 45 · DFinancial 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.
0.9%
$61,275 net operating income /yr
Gross yield · all-in basis
2.9%
−2.0 pts in operating costs & local taxes
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
$831
Asking-price basis
Expected occupancy
65%
Full-year Brixfox rentalizer estimate
Projected annual revenue
$196,747
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· 4.5% of price, auto-calculated
$283,276
DLD Transfer Fee$250,681
Notary & registration$1,260
Legal fees$31,335
Renovation budget· Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.
$
Furniture & STR launch· default ≈ $7,176/bedroom
$
All-in investment
$6,677,719
+6.6% 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
0.9%/yr
0.9% net yield + 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

Address Villas Hillcrest, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Weak
2.5% annual return
Occupancy
Good
65% average occupancy
Nightly Rate
Strong
$831 per night
Visual Appeal
Average
Not yet analyzed
Size & Space
Strong
649 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $831 — positioned in the top tier
Generous 649 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Yield of 2.5% is below the market average — model your cashflow carefully
Visual appeal is below average — photos may not compete well on Airbnb listings

This villa is a strong investment. High rental demand and good returns make it suitable for both active and passive investors.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

45% occ.
1.7%
$9,074/mo
55% occ.
2.1%
$11,095/mo
65% occ.
2.5%
$13,116/mo
current
75% occ.
2.9%
$15,138/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

Vetted

DTCM-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
Visit Skyline Holiday Homes

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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.