JH-2611 · Ready
Golf Grove, Dubai Hills Estate
Dubai Hills Estate · 4 bed villa · 3,368 sq ft
A ready golf-course villa where the case is capital, not income.
- Asking price
- USD 2.11 MAED 7.75 M
- Modelled net yield
- 3.4%
- Data confidence
- Moderate
- Best aligned with
- Capital appreciation
- A Dubai second home
- Long-term wealth
- Less convincing for
- Rental incomeAt this price a family villa lets at a modest yield.
Why this is on our list
Ready now
An Emaar villa community on the golf course, finished.
The golf-facing rows
In Dubai Hills the golf-facing rows have led the estate on price.
Priced within the range
Golf Grove listings ask AED 7.5 to 8.0M, and this one asks AED 7.75M.
What could undo the case: Transactions.
The case is capital, not income: at this price a family villa lets at a modest yield, and villa transactions across Dubai fell sharply in the second quarter of 2026.
The facts
Each figure with its basis and its date.
- Asking price
- USD 2.11 M(AED 7.75 M)
- Asking price as at 12 Sep 2026
- Modelled net yield
- 3.4%
- Base case, after the service charge, a management fee and a void allowance
- Area
- 3,368 sq ft
- From the listing
- Stage
- Ready
- As at 12 Sept 2026
- Service charge
- 0.95 USD / sq ft (AED 3.50)
- 2026 budget
- Community
- Dubai Hills Estate
- As listed
- Unit
- 4 bed villa
- From the listing
- Profile
- Growth
- What the money does here, in a word
- Reference
- JH-2611
- Reviewed 12 Sept 2026
How the income works
From the rent to what is left, before anything is called net.
- Market rentComparable lettings in the building or communityModelled
- Void allowanceOur assumption for the months between tenantsModelled
- Service chargeAED 3.5 a sq ft × 3,368 sq ft, 2026 budget−USD 3,210(AED 11,788) a year
- Management feeOur assumption for letting and managementModelled
- Net income3.4% of the asking priceAbout USD 71,749(AED 263,500) a year
3.4%Net yield, modelled, base case
The rent, the void and the fee are our own assumptions. Their figures are published with the full evaluation.
See full assumptions
The modelled net yield starts from the rent that comparable lettings in the same building or community are achieving and takes out the service charge, a management fee and a void allowance before anything is called net. The rent, the fee and the void are our own assumptions, dated 12 September 2026. The price is the asking price on the date shown, not a valuation.
No other cost, growth rate or exit figure is modelled for this property yet. Purchase costs, financing and tax depend on the buyer and are worked through in the full evaluation.
The market around it
- Q2 2026Villa transactions across Dubai fall sharply.
- Sep 2026Golf Grove listings at AED 7.5 to 8.0M, estate villas near AED 2,700 a sq ft.
This is why the case rests on the capital, not on the rent.
How strong the evidence is
Confidence describes the evidence, not the investment.
What the word means: moderateEnough to model on and not enough to be sure of. The sources are named and recent, and what they cannot tell us yet is written down beside them.
Moderate confidence. Golf Grove listings at AED 7.5 to 8.0M and the estate-wide villa rate, September 2026.
As at 12 Sept 2026
What would strengthen this view?
Recorded sales in Golf Grove itself, beyond its listings and the estate-wide rate.
What we are watching
Villa transactions
Primary concern
Villa transactions across Dubai fell sharply in the second quarter of 2026.
The yield
Modest by design
At this price a family villa lets at a modest yield. The income is not the case.
This is a screening view.
A full Jubilee Heights evaluation adds:
- Scenario testing, with rent, void and exit moved together
- A deeper review of the evidence, with its recency and its limits
- Named risks, each with its effect and our response
- A confidence assessment for every figure
- A management review, signed, with its conditions
Interested in this opportunity?
Discuss Golf Grove with us.
- Impression 1 of 3
Bayshore, Creek Beach
ReadyDubai Creek Harbour · 2 bed · 1,105 sq ft
USD 667 K (AED 2.45 M)Asking, as at 12 Sep 2026
- Net yield, modelled
- 4.8% base case
- Profile
- Balanced
Our viewAn Emaar beachfront building that is finished and lived in: two-beds ask about AED 2.45M against a DLD average near AED 2.32M, and let at AED 140 to 160K.
- Impression 1 of 3
Asayel 3, Madinat Jumeirah Living
ReadyUmm Suqeim · 2 bed · 1,292 sq ft
USD 1.25 M (AED 4.60 M)Asking, as at 12 Sep 2026
- Net yield, modelled
- 4.1% base case
- Profile
- Balanced
Our viewMeraas, opposite the Burj Al Arab, freehold in a district that was closed to it for years; two-beds ask AED 4.4 to 5.2M and let at AED 220 to 260K.
- Impression 1 of 3
330 Riverside Crescent, Sobha Hartland II
Off-planMBR City · 1 bed · 496 sq ft
USD 327 K (AED 1.20 M)Asking, as at 12 Sep 2026
- Net yield, modelled
- 5.0% base case
- Profile
- Growth
Our viewA lagoon-facing one-bed in the first Hartland II crescent, on an 80/20 plan, resold below the developer’s price by an original buyer.
