Golf Grove, Dubai Hills Estate
Dubai Hills Estate · 4 bed villa · 3,368 sq ft
Impressions of Golf Grove, Dubai Hills Estate
1 of 3 · Impression generated from the published design, not a photograph 
2 of 3 · Impression generated from the published design, not a photograph 
3 of 3 · Impression generated from the published design, not a photograph
The facts
Each figure with the date it was taken or the basis it was modelled on. Where the record holds no figure, the row says so.
- Price
- USD 2.11 M (AED 7.75 M) Asking price as at 12 Sep 2026
- Net yield, modelled
- 3.4% Base case, after the service charge, a management fee and a void allowance
- Service charge
- 0.95 USD / sq ft (AED 3.50) As at 2026 budget
- Stage
- Ready As at 12 Sept 2026
- Community
- Dubai Hills Estate
- Specification
- 4 bed villa · 3,368 sq ft From the listing
- Profile
- Growth What the money does here, in a word
- Objectives it serves
- The entry points on the inventory this property is listed under
Our reasoning
The judgement first, then the one thing that could undo it.
An Emaar villa community on the golf course; secondary villas in Dubai Hills trade at about AED 2,700 a square foot and the golf-facing rows have led the estate on price.
The one material risk
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.
Costs and assumptions
What the modelled yield takes out, and on what basis.
- Service charge
- 0.95 USD / sq ft (AED 3.50) As at 2026 budget; the delivered building's budget is the one we use
- Yield basis
- Base case 3.4% net of the asking price, reviewed 12 Sept 2026
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.
What the full evaluation adds
This page is the screening: the figures on record and our first view. The evaluation applies the 7 checks in full and is published as a memo.
As at 12 Sept 2026
Not modelled for this property yet, and never shown as a figure until they are:
- Three scenarios, downside, base and upside, with rent, void and exit moved together.
- The risks, each named with its effect and our response.
- The evidence behind every figure, with its recency and its limits.
- A signed review: who looked at it, when, and on what conditions.
- IRR planned
- Risk planned
The checks, in order: property facts, financial analysis, developer and market, scenario testing, risk assessment, data confidence, management review.
The sample memo shows what the full evaluation of a property looks like
Ask about this property
An evaluation of Golf Grove, Dubai Hills Estate: the checks applied in full, with every figure dated and the confidence behind it stated.