Less Than OP | B+G+2Floors | Full Lagoon View

Villa · Mohammed Bin Rashid City (MBR City) · Dubai

$7.9M2.1% projected yield61% occupancy6 bed10 bath1918.35 m²

Discover a rare opportunity to own an exceptional waterfront residence in Nineteen Riviera Lagoon, District 11, Meydan. This magnificent 6 bedroom villa offers direct lagoon views, world class design, and an unparalleled luxury lifestyle. <br /><br />Spanning 20,870 sq. ft. of built up area on a 10,950 sq. ft. plot, the villa is thoughtfully designed across Basement, Ground Floor, First Floor, and Second Floor levels. The grand double height entrance creates an impressive arrival experience, while expansive living spaces, premium finishes, and floor to ceiling windows maximize natural light an

6-bedroom freehold villa in Mohammed Bin Rashid City (MBR City) — photo 1 of 5
fäm Properties - Branch 17
6-bedroom freehold villa in Mohammed Bin Rashid City (MBR City) — photo 2 of 5
6-bedroom freehold villa in Mohammed Bin Rashid City (MBR City) — photo 3 of 5
6-bedroom freehold villa in Mohammed Bin Rashid City (MBR City) — photo 4 of 5
6-bedroom freehold villa in Mohammed Bin Rashid City (MBR City) — photo 5 of 5

Less Than OP | B+G+2Floors | Full Lagoon View

Mohammed Bin Rashid City (MBR City) · District 11 · Ref BF-916540225 Source verified · fäm Properties - Branch 17 · listed 8 Jul 2026
Asking price · Freehold
$7,901,907
Inquire — direct to agent
Ownership
Freehold
Bedrooms
6
Bathrooms
10
Built area
1918.35 m²
Land
997.69 m²
Brixfox Score 40 · DFinancial analysis ↓
Modelled from Airbnb listings we track across Mohammed Bin Rashid City (MBR City) — 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.
0.3%
$25,751 net operating income /yr
Gross yield · all-in basis
2.0%
−1.7 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. The headline ADR is the expected BOOKED rate — nearby asking prices corrected by the AirDNA-measured asking-to-booked factor (~−33% on Bali). Occupancy is calibrated against AirDNA reference homes nearby. Comp cards below show raw asking prices.
Expected ADR
$747
Expected booked rate (asking −33%, AirDNA-calibrated)
Expected occupancy
61%
Full-year estimate, AirDNA-calibrated
Projected annual revenue
$166,279
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
$356,846
DLD Transfer Fee$316,076
Notary & registration$1,260
Legal fees$39,510
Renovation budget· Off-plan / new build — delivered brand-new, no renovation budgeted.
$
Furniture & STR launch· default ≈ $6,738/bedroom
$
All-in investment
$8,299,183
+5.0% 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% · Mohammed Bin Rashid City (MBR City) 5-yr avg — historical, not a forecast8%
Indicative total return
0.3%/yr
0.3% 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

Mohammed Bin Rashid City (MBR City)

District 11, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.7% annual return
Occupancy
Good
61% average occupancy
Nightly Rate
Strong
$747 per night
Visual Appeal
Pending
Analysis pending
Size & Space
Strong
998 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $747 — positioned in the top tier
Generous 998 m² land — room for expansion or amenities
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Yield of 1.7% is below the market average — model your cashflow carefully

Solid potential with some areas to watch. The strong nightly rate offsets the weaker location.

Risks & What-If

What if occupancy changes?

Owner Managed scenario

41% occ.
1.1%
$7,451/mo
51% occ.
1.4%
$9,268/mo
61% occ.
1.7%
$11,085/mo
current
71% occ.
2.0%
$12,903/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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Source verified · fäm Properties - Branch 17

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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.