Inner Corner | Park View | Best Location

Villa · Dubai Hills Estate · Dubai

$6.3M3.0% projected yield81% occupancy5 bed6 bath659.98 m²

Indulge in refined luxury at Palm Hills with this exceptional 5-bedroom inner corner villa, gracefully positioned to capture open park views and enhanced privacy. Set on a premium Inner corner plot, this residence offers a rare sense of space and tranquility within an exclusive community setting. <br /><br />Designed with sophistication in mind, the villa showcases bright, expansive interiors complemented by elegant finishes and seamless living spaces. The generous layout effortlessly blends comfort and style, creating the perfect environment for both intimate family moments and upscale entert

5-bedroom freehold villa in Dubai Hills Estate — photo 1 of 5
Kamani Living Real Estate
5-bedroom freehold villa in Dubai Hills Estate — photo 2 of 5
5-bedroom freehold villa in Dubai Hills Estate — photo 3 of 5
5-bedroom freehold villa in Dubai Hills Estate — photo 4 of 5
5-bedroom freehold villa in Dubai Hills Estate — photo 5 of 5

Inner Corner | Park View | Best Location

Dubai Hills Estate · Palm Hills · Ref BF-943494290 Source verified · Kamani Living Real Estate · listed 15 Jul 2026
Asking price · Freehold
$6,267,030
Inquire — direct to agent
Ownership
Freehold
Bedrooms
5
Bathrooms
6
Built area
659.98 m²
Gross yield
2.9%
Est. ADR
$641/night
Occupancy
81%
Brixfox Score 44 · DFinancial 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
2.9%
−2.0 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
$641
Expected booked rate (asking −33%, AirDNA-calibrated)
Expected occupancy
81%
Full-year estimate, AirDNA-calibrated
Projected annual revenue
$190,338
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
$283,276
DLD Transfer Fee$250,681
Notary & registration$1,260
Legal fees$31,335
Renovation budget· Condition & finish level not reported — shown as a moderate contingency. Verify on site visit.
$
Furniture & STR launch· default ≈ $7,176/bedroom
$
All-in investment
$6,648,884
+6.1% 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
$190,420
Management fee
%−$34,276
OTA / channel fees
%$-0
Cleaning (net of guest fees)
%−$7,617
Utilities, insurance & consumables
%−$19,042
Lodging / tourist tax
%−$9,521
Maintenance reserve
%−$62,670
Annual property tax
%$-0
Local income tax
%$-0
Net operating income
$57,294/yr
Net yield on all-in investment
0.9%

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
0.9%/yr
0.9% 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

Palm Hills, Approximate area

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Villa Scorecard

Location
Good
Popular area with steady demand
Rental Yield
Weak
0.9% net yield on all-in cost
Occupancy
Strong
81% average occupancy
Nightly Rate
Strong
$641 per night
Visual Appeal
Pending
Analysis pending
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 · Kamani Living 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.