Duplex Penthouse | Burj Khalifa And Fountain Views

Apartment · Downtown Dubai · Dubai

$12.0M1.1% projected yield63% occupancy4 bed6 bath601.92 m²

BenCo Realty is proud to present this exceptional duplex penthouse in Address Fountain Views Tower 1. <br /><br />Offering an unrivalled luxury lifestyle in the heart of Downtown Dubai. Spanning an impressive 6,479 sq. ft, this remarkable residence enjoys uninterrupted views of the Burj Khalifa and Dubai Fountain from one of the city's most prestigious branded addresses. <br /><br />Designed across two expansive levels, the penthouse combines sophisticated architecture with generous living spaces, creating a home that is equally suited to elegant entertaining and comfortable everyday living. F

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Benco Real Estate
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Duplex Penthouse | Burj Khalifa And Fountain Views

Downtown Dubai · Address Dubai Mall · Ref BF-943290406 Source verified · Benco Real Estate · listed 15 Jul 2026
Asking price · Freehold
$11,989,101
Inquire — direct to agent
Ownership
Freehold
Bedrooms
4
Bathrooms
6
Built area
601.92 m²
Gross yield
1.1%
Est. ADR
$592/night
Occupancy
63%
Brixfox Score 40 · DFinancial analysis ↓
Modelled from Airbnb listings we track across Downtown Dubai — 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
1.1%
−1.4 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
$592
Expected booked rate (asking −33%, AirDNA-calibrated)
Expected occupancy
63%
Full-year estimate, AirDNA-calibrated
Projected annual revenue
$135,903
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
$540,770
DLD Transfer Fee$479,564
Notary & registration$1,260
Legal fees$59,946
Renovation budget· Estimated from finish level — luxury finish typically STR-ready.
$
Furniture & STR launch· default ≈ $13,686/bedroom
$
All-in investment
$12,601,470
+5.1% 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
$134,040
Management fee
%−$24,127
OTA / channel fees
%$-0
Cleaning (net of guest fees)
%−$5,362
Utilities, insurance & consumables
%−$13,404
Lodging / tourist tax
%−$6,702
Maintenance reserve
%−$119,891
Annual property tax
%$-0
Local income tax
%$-0
Net operating income
$-35,446/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% · Downtown Dubai 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

Downtown Dubai

Address Dubai Mall, Approximate area

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Villa Scorecard

Location
Strong
Premium area with high rental demand
Rental Yield
Weak
-0.3% net yield on all-in cost
Occupancy
Good
63% average occupancy
Nightly Rate
Strong
$592 per night
Visual Appeal
Strong
10/10 visual appeal
Size & Space
Weak
0 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 · Benco 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.