2br | 399 Hills Park B | Ho Soon | Investment

Apartment · Dubai Hills Estate · Dubai

$926k6.6% projected yield60% occupancy2 bed2 bath131.08 m²

399 Hills Park B, Dubai Hills Estate<br /><br />Discover refined apartment living in this beautifully proportioned two bedroom residence at 399 Hills Park B, one of Dubai Hills Estate's most stylish and sought after residential addresses. Spanning 1,410.93 sq. ft. of thoughtfully designed space, this apartment offers the ideal balance of comfort, functionality, and contemporary elegance for families and professionals alike. <br /><br />Property Highlights:<br />2 Bedrooms | 2 Bathrooms Generously sized bedrooms complemented by two well appointed bathrooms, delivering a comfortable and practica

2-bedroom freehold apartment in Dubai Hills Estate — photo 1 of 5
fäm Properties - Branch 9
2-bedroom freehold apartment in Dubai Hills Estate — photo 2 of 5
2-bedroom freehold apartment in Dubai Hills Estate — photo 3 of 5
2-bedroom freehold apartment in Dubai Hills Estate — photo 4 of 5
2-bedroom freehold apartment in Dubai Hills Estate — photo 5 of 5

2br | 399 Hills Park B | Ho Soon | Investment

Dubai Hills Estate · 399 Hills Park · Ref BF-943293229 Source verified · fäm Properties - Branch 9 · listed 15 Jul 2026
Asking price · Freehold
$926,431
Inquire — direct to agent
Ownership
Freehold
Bedrooms
2
Bathrooms
2
Built area
131.08 m²
Gross yield
6.1%
Est. ADR
$286/night
Occupancy
60%
Brixfox Score 64 · CFinancial analysis ↓
Modelled from Airbnb listings we track across Dubai Hills Estate — 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
6.1%
−3.2 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
$286
Expected booked rate (asking −33%, AirDNA-calibrated)
Expected occupancy
60%
Full-year estimate, AirDNA-calibrated
Projected annual revenue
$62,321
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· 4.6% of price, auto-calculated
$42,949
DLD Transfer Fee$37,057
Notary & registration$1,260
Legal fees$4,632
Renovation budget· Off-plan / new build — delivered brand-new, no renovation budgeted.
$
Furniture & STR launch· default ≈ $19,013/bedroom
$
All-in investment
$1,007,405
+8.7% 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
$61,464
Management fee
%−$11,064
OTA / channel fees
%$-0
Cleaning (net of guest fees)
%−$2,459
Utilities, insurance & consumables
%−$6,146
Lodging / tourist tax
%−$3,073
Maintenance reserve
%−$9,264
Annual property tax
%$-0
Local income tax
%$-0
Net operating income
$29,458/yr
Net yield on all-in investment
2.9%

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
2.9%/yr
2.9% 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

Dubai Hills Estate

399 Hills Park, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Average
2.9% net yield on all-in cost
Occupancy
Average
60% average occupancy
Nightly Rate
Strong
$286 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

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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
Visit Skyline Holiday Homes

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Source verified · fäm Properties - Branch 9

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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.