Exclusive | Bespoke Villa | Sunset & Golf Views

Villa · DAMAC Hills · Dubai

$4.3M2.1% projected yield52% occupancy4 bed5 bath488.48 m²

LUGO presents this <strong>fully transformed bespoke villa in The Turf, DAMAC Hills</strong><br /><br />Renovated entirely by <strong>Rare Renovations</strong> and forming part of the <strong>exclusive Villa Divine Collection</strong>. A rare, custom reconfiguration of a 5-bedroom VD1 into an expansive 4-bedroom residence, this home has been completely transformed with wellness and architectural intent at its core. <br /><br />The property features highlights such as the double-sized master suite, and is complemented by private wellness spa facilities and a bespoke floor plan designed for ulti

4-bedroom freehold villa in DAMAC Hills — photo 1 of 5
Lugo Real Estate
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4-bedroom freehold villa in DAMAC Hills — photo 3 of 5
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4-bedroom freehold villa in DAMAC Hills — photo 5 of 5

Exclusive | Bespoke Villa | Sunset & Golf Views

DAMAC Hills · The Turf · Ref BF-943289666 Source verified · Lugo Real Estate · listed 15 Jul 2026
Asking price · Freehold
$4,346,049
Inquire — direct to agent
Ownership
Freehold
Bedrooms
4
Bathrooms
5
Built area
488.48 m²
Land
689.71 m²
Gross yield
2.0%
Est. ADR
$489/night
Occupancy
52%
Brixfox Score 32 · FFinancial analysis ↓
Modelled from Airbnb listings we track across DAMAC Hills — live calendar data. Projections are estimates, not financial advice.

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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.
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
$489
Expected booked rate (asking −33%, AirDNA-calibrated)
Expected occupancy
52%
Full-year estimate, AirDNA-calibrated
Projected annual revenue
$92,609
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
$196,832
DLD Transfer Fee$173,842
Notary & registration$1,260
Legal fees$21,730
Renovation budget· Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.
$
Furniture & STR launch· default ≈ $7,833/bedroom
$
All-in investment
$4,620,617
+6.3% over asking
Fully managed scenarioSwitch the scenario with the toggle at the top of the financial analysis — it drives every figure on this page.
Gross annual revenue
$92,566
Management fee
%−$16,662
OTA / channel fees
%$-0
Cleaning (net of guest fees)
%−$3,703
Utilities, insurance & consumables
%−$9,257
Lodging / tourist tax
%−$4,628
Maintenance reserve
%−$43,460
Annual property tax
%$-0
Local income tax
%$-0
Net operating income
$14,856/yr
Net yield on all-in investment
0.3%

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% · DAMAC Hills 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.

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Where it sits — and the comps around it

The Airbnb listings behind the market evidence above, on the map.

Location

DAMAC Hills

The Turf, Approximate area

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Villa Scorecard

Location
Average
Emerging or secondary location
Rental Yield
Weak
0.3% net yield on all-in cost
Occupancy
Average
52% average occupancy
Nightly Rate
Strong
$489 per night
Visual Appeal
Pending
Analysis pending
Size & Space
Strong
690 m² land area
Zoning
Average
STR zoning not confirmed
Tenure
Strong
Freehold ownership

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Risks & What-If

What if occupancy changes?

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

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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
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Source verified · Lugo Real Estate

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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.