EMAAR "Mulberry 2 Park Heights" (Dubai Hills Estate) — SKID Score 7.4/10

Key information

Delivery date: Completed (Sep 2019)
Location: Dubai, Dubai Hills Estate, EMAAR "Mulberry 2 Park Heights"
Payment plan: 20/0/80
Property types: Apartment
Government fee: 4% + AED 3,000 admin
Ownership type: Freehold
Starting price / sq.ft: AED 2,628 / sq.ft
Unit sizes: From 3,916 sq.ft
SKID score: 7.4 / 10 (Worth comparing)

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Payment plan

20%

Down payment

AED 2.06M

At sales launch

0%

During construction

AED 0

Construction milestones

80%

On handover

AED 8.23M

Sep 2019

Published milestone schedule · Payment Plan

20% + 4% DLD + 3000 AED Oqood20% · AED 2.06M

80%80% · AED 8.23M

Project timeline

Project announcement
Emaar Properties official release
Booking & registration
Completed
Construction phase
Completed
Expected completion
Sep 2019

About the project

Worth comparing.

The evidenced factors are mixed.

Asking price is 21.3% above nearby closed sales (+AED 462/sq.ft.)

The developer asks AED 2,628/sq.ft., whereas comparable homes in Dubai Hills Estate sold for a median of AED 2,166/sq.ft. (~AED 1,807,832 higher for the same area).

Amenities

Children’s Pool
Shared Pool
Kids’ Play Area
Lobby
Shared Gym & Fitness Centre
Leisure Areas
Dining outlets (coffee houses & restaurants)
Social Zone
Recreational Areas
Landscaped Garden
Lift
Sauna
Retail Outlets
Football Field
Landscaped Park
Golf Course
Conference Room

Units

from developer

4 BR

Floor plan not published by source

3,916 sq.ft · AED 2,628 / sq.ft

From AED 10.29M

Price comparison & DLD history

8-Factor Evidence Breakdown

7/8 factors backed by verified evidence (82% weight coverage) · skid-geo-v3.0-8factor

7.4/ 10

Historical DLD Transaction Context

Asking price is 21.3% higher than nearby completed homes (+AED 462/sq.ft.)

21.3% above comparable sales

Published catalog price is AED 10,289,888 (~AED 2,628/sq.ft. for a published 3,916 sq.ft. starting unit), while comparable residential homes in Dubai Hills Estate sold for a median of AED 2,166/sq.ft. (AED 8,482,056 for the same size).

1. Published Asking Price

AED 2,628 / sq.ft.

AED 10,289,888 starting price · 3,916 sq.ft.

2. Historical Nearby Closed Sales

AED 2,166 / sq.ft.

~AED 8,482,056 for the same size

3. Spread vs Historical Median

+AED 462 / sq.ft. (+21.3%)

+AED 1,807,832 vs historical median

Published Launch AskAED 2,628 / sq.ft.

Historical Nearby Closed Sales MedianAED 2,166 / sq.ft.

Historical transaction context: The asking rate is 21.3% (~AED 1,807,832 on a 3,916 sq.ft. unit) above recent nearby completed homes in Dubai Hills Estate. Because future property appreciation is never guaranteed, local secondary prices would need to rise by at least 21.3%—plus ~4%–6% in registration and resale costs—before handover just to match today's baseline.

Get an available quotation

Select a verified unit bucket to inspect published pricing and payment milestones.

Down payment20%

AED 2.06M

At booking

During construction0%

AED 0

Construction milestones

On handover80%

AED 8.23M

Handover 2019

View full 8-factor score breakdown & recent DLD sales

Key takeaways before you buy

Plain-English summary of pricing, payment terms, and delivery outlook

Bottom Line

Asking price is 21.3% above nearby closed sales (+AED 462/sq.ft.)

The developer asks AED 2,628/sq.ft., whereas comparable homes in Dubai Hills Estate sold for a median of AED 2,166/sq.ft. (~AED 1,807,832 higher for the same area). (Verified Fact · Verified DLD Sales)

Pricing vs. Closed Sales

+21.3% (+AED 462/sq.ft.)

Asking price is 21.3% above nearby closed sales (+AED 462/sq.ft.)

The developer asks AED 2,628/sq.ft., whereas comparable homes in Dubai Hills Estate sold for a median of AED 2,166/sq.ft. (~AED 1,807,832 higher for the same area).

Why this matters: The asking rate is 21.3% (~AED 1,807,832 on a 3,916 sq.ft. unit) above recent nearby completed homes in Dubai Hills Estate. Because future property appreciation is never guaranteed, local secondary prices would need to rise by at least 21.3%—plus ~4%–6% in registration and resale costs—before handover just to match today's baseline.

Competing Supply (Potential Risk)

14 Launches

14 competing off-plan launches tracked in Dubai Hills Estate — potential handover competition

SKID tracks 14 competing off-plan launches in Dubai Hills Estate. While phased handovers and district demand may absorb new inventory, a concentrated pipeline increases potential competition for tenants and resale buyers.

Why this matters: Future supply impact is a potential risk rather than a certainty: if multiple towers deliver in the same window, landlords may face longer leasing times or more competitive rent and resale pricing.

Payment-Plan Exposure

20/80 Split

Completed property payment terms: 80% deferred post-transfer

The published payment schedule requires 20% on transfer (~AED 2,057,978), with 80% in post-handover installments.

Why this matters: Post-handover payment plans on ready inventory allow cash-flow flexibility without construction completion risk.

SKID intelligence

How does this project compare across all 8 factors?

Evidence Coverage: 7/8 factors (81.8%)
Methodology: skid-geo-v3.0-8factor

How SKID scores & compares projects

0.7 since last analysis

Last evaluated: 2026-10-24

8-Factor Evidence Breakdown

7/8 factors backed by verified evidence (82% weight coverage) · skid-geo-v3.0-8factor

7.4/ 10

Strong

• 14 other catalog project(s) already past their published handover
• 80% of the price is due at or after handover, keeping strong buyer leverage until completion
• 594 closed sales in the last year in this community

Watch

• Established prime district

Risk

• Busy pipeline: 14 other launches in Dubai Hills Estate
• The published handover date is already in the past
• Service charge published at 20

See all 8 scoring factorsWhy SKID gave it 7.4

Why SKID gave it 7.4

Location

Weight: 29.6%

7.3/ 10

Established prime district

Entry price

Weight: 18.2%

Insufficient evidence (N/A)

Developer

Weight: 22.2%

9.0/ 10

14 other catalog project(s) already past their published handover

Supply / competition

Weight: 14.8%

5.0/ 10

Busy pipeline: 14 other launches in Dubai Hills Estate

Payment plan

Weight: 14.8%

9.0/ 10

80% of the price is due at or after handover, keeping strong buyer leverage until completion

Delivery risk

Weight: 7.4%

3.8/ 10

The published handover date is already in the past

Service charges

Weight: 3.7%

5.5/ 10

Service charge published at 20

Exit liquidity

Weight: 7.4%

8.6/ 10

594 closed sales in the last year in this community

Factor	Weight	Score
Location Established prime district	29.6%	7.3/ 10
Entry price Insufficient evidence (N/A)	18.2%	Insufficient evidence (N/A)
Developer 14 other catalog project(s) already past their published handover	22.2%	9.0/ 10
Supply / competition Busy pipeline: 14 other launches in Dubai Hills Estate	14.8%	5.0/ 10
Payment plan 80% of the price is due at or after handover, keeping strong buyer leverage until completion	14.8%	9.0/ 10
Delivery risk The published handover date is already in the past	7.4%	3.8/ 10
Service charges Service charge published at 20	3.7%	5.5/ 10
Exit liquidity 594 closed sales in the last year in this community	7.4%	8.6/ 10

Recent sales nearby

Date	Type	Price	Sq ft	AED / sq ft
2026-07-07	Ready · Apartment	AED 1.6M	739	2,166
2026-07-07	Off-plan · Apartment	AED 2.33M	1,158	2,009
2026-07-07	Off-plan · Apartment	AED 1.81M	871	2,083
2026-07-07	Off-plan · Apartment	AED 2.71M	1,140	2,377
2026-07-07	Ready · Apartment	AED 2.25M	1,154	1,950
2026-07-06	Off-plan · Apartment	AED 3.49M	1,524	2,290
2026-07-06	Off-plan · Apartment	AED 1.57M	746	2,102
2026-07-06	Ready · Apartment	AED 1.62M	711	2,271
2026-07-06	Ready · Apartment	AED 1.17M	491	2,384
2026-07-06	Off-plan · Apartment	AED 2.06M	747	2,762
2026-07-06	Ready · Apartment	AED 2.1M	994	2,113
2026-07-06	Ready · Apartment	AED 1.3M	664	1,958
2026-07-06	Ready · Apartment	AED 2.3M	1,037	2,218
2026-07-06	Ready · Apartment	AED 1.45M	711	2,039
2026-07-06	Off-plan · Apartment	AED 2.54M	1,139	2,233
2026-07-06	Off-plan · Apartment	AED 1.57M	774	2,033
2026-07-03	Ready · Apartment	AED 3.2M	1,358	2,356
2026-07-03	Ready · Apartment	AED 1.56M	843	1,847
2026-07-03	Ready · Apartment	AED 1.37M	645	2,123
2026-07-03	Off-plan · Apartment	AED 1.51M	682	2,215
2026-07-03	Ready · Apartment	AED 2.6M	955	2,722
2026-07-03	Ready · Apartment	AED 1.46M	659	2,217
2026-07-02	Ready · Apartment	AED 1.03M	484	2,126
2026-07-02	Ready · Apartment	AED 2.12M	788	2,684

Closed sales in this community. These are not this tower's own contracts unless the record says so.

Location

Dubai, Dubai Hills Estate, EMAAR "Mulberry 2 Park Heights"

Interactive map ready (1 verified location)

EMAAR "Mulberry 2 Park Heights"· Dubai Hills Estate, Dubai(25.1090, 55.2478)

View project →

Living in Dubai Hills Estate

Historical DLD Median

AED 2,166 / sq.ft

Historical DLD Sample

594 closed sales

Ownership

Freehold

Frequently asked questions

Is EMAAR "Mulberry 2 Park Heights" a good off-plan investment in Dubai Hills Estate?

EMAAR "Mulberry 2 Park Heights" in Dubai Hills Estate (Dubai) scores 7.4/10 (compare) on the independent SKID 8-factor off-plan model across 82% evidenced factor weight. Worth comparing. The evidenced factors are mixed. Strongest evidenced factor: developer. Weakest: delivery risk. Historical DLD Closed Transactions: matched closed sales in Dubai Hills Estate record a median of AED 2,166/sqft across 594 verified transactions. Reviewed by SKID Investment Research Engine (as of 2026-10-24).

Who is building EMAAR "Mulberry 2 Park Heights"?

Emaar Properties is the developer named on this launch.

When is handover for EMAAR "Mulberry 2 Park Heights"?

The published handover is Sep 2019.

What is the starting price of EMAAR "Mulberry 2 Park Heights"?

The published starting price is AED 10.29M.

What does the SKID screen mean for EMAAR "Mulberry 2 Park Heights"?

The SKID screen for this launch in Dubai Hills Estate is 67 out of 100. It ranks the published payment plan, handover date, starting price, and whether a developer is named. It is not a buy signal. Run the simulation before you reserve.