Vacant On Transfer | Low Floor | Close To Park

Apartment · Dubai Hills Estate · Dubai

$395k8.3% projected yield50% occupancy1 bed2 bath70.89 m²

Nexus Point Real Estate is proud to represent this 1 bed 2 bath apartment in the heart of Dubai Hills Estate. <br />The Pinnacle is a flagship project of multiple developments across Dubai under the Pinnacle Developers. <br /><br />This building boasts a very tight community situated in the heart of Dubai Hills Estate, with only 9 floors you will truly feel a unique part of Dubai. The spacious layouts and sleek designs give you a very open living space as well as a large pool and lounge area. <br /><br />Property Details;<br />1 Bedroom<br />2 Bathrooms<br />Built-in Appliances<br />Spacious B

1-bedroom freehold apartment in Dubai Hills Estate — photo 1 of 5
Nexus Point
1-bedroom freehold apartment in Dubai Hills Estate — photo 2 of 5
1-bedroom freehold apartment in Dubai Hills Estate — photo 3 of 5
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1-bedroom freehold apartment in Dubai Hills Estate — photo 5 of 5

Vacant On Transfer | Low Floor | Close To Park

Dubai Hills Estate · The Pinnacle · Ref BF-920169894 Source verified · Nexus Point · listed 12 Jul 2026
Asking price · Freehold
$395,095
Inquire — direct to agent
Ownership
Freehold
Bedrooms
1
Bathrooms
2
Built area
70.89 m²
Brixfox Score 72 · BFinancial 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.
3.7%
$16,665 net operating income /yr
Gross yield · all-in basis
7.3%
−3.6 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
$183
Expected booked rate (asking −33%, AirDNA-calibrated)
Expected occupancy
50%
Full-year estimate, AirDNA-calibrated
Projected annual revenue
$33,184
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
$19,039
DLD Transfer Fee$15,804
Notary & registration$1,260
Legal fees$1,975
Renovation budget· Estimated from finish level — luxury finish typically STR-ready.
$
Furniture & STR launch· default ≈ $29,665/bedroom
$
All-in investment
$445,784
+12.8% 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
3.7%/yr
3.7% 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

The Pinnacle, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Good
3.7% net yield on all-in cost
Occupancy
Average
50% average occupancy
Nightly Rate
Good
$183 per night
Visual Appeal
Strong
8/10 visual appeal
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Stunning visuals (8/10) — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Occupancy at 50% — factor in seasonal gaps
Compact plot at 0 m² — limited expansion potential

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?

Brixfox Standard · Non-resident · Fully managed · net yield on all-in cost

30% occ.
1.9%
$722/mo
40% occ.
2.9%
$1,073/mo
50% occ.
3.8%
$1,413/mo
current
60% occ.
4.7%
$1,763/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.