Near Beach | OP Deal |Luxury living |Corner Villa

Villa · Dubai Islands · Dubai

$2.9M3.5% projected yield56% occupancy4 bed5 bath663.14 m²

Sky View Real Estate is delighted to present this exceptional 4-bedroom Independent Villa in the heart of Dubai Islands – Nakheel’s flagship island destination that blends coastal serenity with luxury living. <br /><br />Key Highlights:<br />- Walking distance to the beach<br />- Corner Villa<br />- Just steps from the clubhouse, beach promenade, and retail zone<br />- Handover: Q2 2027<br /><br />Villa Features:<br />- 4 spacious en-suite bedrooms<br />- Expansive open-plan living and dining areas<br />- Floor-to-ceiling windows offering abundant natural light and lush park views<br />- Pet-F

4-bedroom freehold villa in Dubai Islands — photo 1 of 5
Sky View Real Estate (Branch)
4-bedroom freehold villa in Dubai Islands — photo 2 of 5
4-bedroom freehold villa in Dubai Islands — photo 3 of 5
4-bedroom freehold villa in Dubai Islands — photo 4 of 5
4-bedroom freehold villa in Dubai Islands — photo 5 of 5

Near Beach | OP Deal |Luxury living |Corner Villa

Dubai Islands · Bay Villas · Ref BF-942454550 Source verified · Sky View Real Estate (Branch) · listed 14 Jul 2026
Asking price · Freehold
$2,861,035
Inquire — direct to agent
Ownership
Freehold
Bedrooms
4
Bathrooms
5
Built area
663.14 m²
Brixfox Score 49 · DFinancial analysis ↓
Modelled from Airbnb listings we track across Dubai Islands — 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.
1.1%
$34,089 net operating income /yr
Gross yield · all-in basis
3.3%
−2.2 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
$491
Expected booked rate (asking −33%, AirDNA-calibrated)
Expected occupancy
56%
Full-year estimate, AirDNA-calibrated
Projected annual revenue
$99,607
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
$130,006
DLD Transfer Fee$114,441
Notary & registration$1,260
Legal fees$14,305
Renovation budget· Off-plan / new build — delivered brand-new, no renovation budgeted.
$
Furniture & STR launch· default ≈ $13,686/bedroom
$
All-in investment
$3,045,786
+6.5% 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 Islands 5-yr avg — historical, not a forecast8%
Indicative total return
1.1%/yr
1.1% 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 Islands

Bay Villas, Approximate area

Loading Map...

Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
1.1% net yield on all-in cost
Occupancy
Average
56% average occupancy
Nightly Rate
Strong
$491 per night
Visual Appeal
Strong
9/10 visual appeal
Size & Space
Weak
0 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

Top Highlights

Premium nightly rate of $491 — positioned in the top tier
Stunning visuals (9/10) — commands premium nightly rates
Freehold ownership — maximum long-term security

Watch Out

Secondary location — rental demand may be lower than premium areas
Net yield of 1.1% (fully managed, on all-in cost) is below the market average — model your cashflow carefully

Consider carefully. Returns are below market average for this price point.

Risks & What-If

What if occupancy changes?

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

36% occ.
0.4%
$964/mo
46% occ.
0.8%
$1,905/mo
56% occ.
1.1%
$2,845/mo
current
66% occ.
1.5%
$3,786/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

Ask Brixfox AI

Conversational analysis — questions about this listing, answered from real data.

Try one of these

Airbnb Comp Analysis

Finding Airbnb comps...

Interested in this property?

Your inquiry goes directly to the listing agent — with your Brixfox analysis attached, so you arrive as a qualified buyer, not a cold email. Brixfox adds no fee.

Source verified · Sky View Real Estate (Branch)

We forward your message and analysis to the listing agency and keep a copy to follow up. No spam, no fee.

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.