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Starting from
AED 860 311
Buy, negotiate, or walk away?
Get the verdict on this exact unit, at this exact price.
See sample reportProject facts
Entry price and average size per unit type.
Studio
546 sqft avg
Starting from
AED 860K
What you pay when, and the slice a bank will finance.
Amounts shown for the 1 Bedroom tier at the project's starting price (AED 1 562 529), in your selected currency.
What buying costs on top of the price.
AED 172,062 · minimum 20% for your status
Indicative. Fixed-period offers and EIBOR-linked variable rates differ by bank.
25 years is the UAE maximum. Age limits at maturity can shorten it.
LTV caps. UAE Central Bank rules let a resident expatriate borrow up to 80% on a first property at or below AED 5m, and up to 70% above that. A second property drops to 65%. Financing taken before completion is capped at 50% whatever your status. These figures assume you mortgage at or after handover, once the unit is a completed registered property.
Updates live
| ItemCharged by · How it is worked out | Amount |
|---|---|
| Entry priceCharged by Developer · Starting from, smallest unit | AED 860,311 |
| DLD transfer feeCharged by Government · 4% of the price | AED 34,412 |
| DLD admin feeCharged by Government · Fixed, apartments and offices | AED 580 |
| Title deed issuanceCharged by Government · Fixed | AED 250 |
| Registration trustee office feeCharged by Government · AED 4,000 plus 5% VAT | AED 4,200 |
| Agency feeCharged by Oliva · Off-plan, the developer pays our commission and you pay Oliva no agency fee | AED 0 |
| Developer NOCIndicativeCharged by Developer · AED 2,000 plus 5% VAT | AED 2,100 |
| Mortgage registrationCharged by Government · 0.25% of the loan plus AED 290 | AED 2,011 |
| Bank arrangement feeIndicativeCharged by Bank · 1% of the loan plus 5% VAT | AED 7,227 |
| Property valuationIndicativeCharged by Bank · AED 3,000 plus 5% VAT | AED 3,150 |
| Fees and charges6.27% of the price | AED 53,930 |
| Down paymentCharged by Developer · 20% of the price | AED 172,062 |
| Total cost to buyEntry price plus all fees, however you pay | AED 914,241 |
| Cash you need at transferDown payment plus all fees | AED 225,992 |
On off-plan purchases the developer pays Oliva a commission and you pay Oliva no agency fee. On ready and secondary-market purchases where Oliva acts for the buyer, the client pays Oliva 2% of the purchase price plus 5% UAE VAT at transfer, less any buyer-representation retainer already paid, which is credited in full. The Underwriting Report is free.
Since February 2025 you cannot borrow the fees. UAE banks no longer roll the 4% DLD transfer fee into the mortgage. It is settled in cash at transfer, which is why the number above is larger than the down payment alone.
VAT at 5% applies to the services in this table, meaning agency, trustee, bank and NOC. It does not apply to the residential price itself.
Lines marked indicative vary by bank, developer and deal. The NOC is set by the developer and on a resale it is often paid by the seller. Government lines are published tariffs. Buying off-plan directly from a developer registers as an Oqood rather than a title deed, and some developers absorb or defer the DLD fee as an incentive.
The building, its specification, and how you can pay.
Welcome to 11 Park Hills, an epitome of modern urban living. This impressive 18-floor residential complex boasts a total of 558 units, meticulously designed to cater to your lifestyle needs. Whether you prefer a cozy studio or a spacious one-bedroom apartment, 11 Park Hills has the perfect home for you. Indulge in a plethora of amenities that raise your living experience. Dive into relaxation with two pristine swimming pools, or maintain your fitness goals in state-of-the-art gyms equipped with dedicated yoga areas. Enjoy the tranquility of internal garden or stay active on the jogging track. For sports enthusiasts, offer a basketball court, paddle tennis, and a football area. Families will appreciate the kids' playing area, providing a safe and fun environment for children. Experience a harmonious blend of luxury, comfort, and recreation at 11 Park Hills, where every detail is designed to enrich your lifestyle.
Confirm accepted methods with your advisor before booking. Crypto and credit card availability varies by developer.
The developer and their Dubai delivery record.
TownX is the developer behind 11 Hills Park. Dubai Land Department records show 4 delivered projects, 1,360 homes handed over and 2 more in development.
townx.comOpens in a new tabTownX Development is a well-known developer in the United Arab Emirates, known for its unique designs and talented architects capable of creating truly original buildings. Over the years, the company has implemented several ambitious projects in different areas of Dubai. The core concept is to provide a client-oriented experience, striving to fully meet all the needs and wishes of customers.
The address, what surrounds it, and commute times.
No Dubai Metro station is mapped within our survey radius for this community.
Walking and driving distances from Dubai Science Park, sourced from Google Places and refreshed by our area survey. Nearest six per category, three shown.
Five things decide it. None of them are on this page.
These figures are part of the Oliva Underwriting Report, which is free on request, and are not shown on this page.
Five questions decide whether this is worth buying. None can be answered from a project page:
The report also carries the comparable DLD transaction analysis, the Ejari rental history for this project, the developer delivery track record, and the numeric Oliva Score with its six-dimension breakdown.
24 pages, from DLD transactions and Ejari rents, signed by a RERA-licensed broker. On screen instantly and emailed to you.
Free. The verdict can say do not buy. No calls unless you ask.
Compare investment fundamentals across similar off-plan projects in the same area.
About this project
11 Hills Park is developed by TownX. Review their track record, delivered project count and Oliva developer score before signing a Sale and Purchase Agreement.
11 Hills Park is located in Dubai Science Park, Dubai. The investor page tracks the area's rental yields, transaction volume and 5-year price growth pulled from Dubai Land Department records so you can benchmark 11 Hills Park against the surrounding cluster.
The published payment plan for 11 Hills Park is 30% On Booking, 60% Upon Handover, 10% After Booking. Developers occasionally file revised plans with RERA during the build, so confirm the live milestones directly on the Sale and Purchase Agreement before transferring any deposit.
11 Hills Park is scheduled for handover in 2027 based on the developer's filing with the Real Estate Regulatory Agency. Off-plan handover dates in Dubai can move; the figure above updates whenever the developer revises the delivery date with RERA.
11 Hills Park offers studio and 1-bed layouts (bedroom range 0-1). Aggregate floor-plan and starting-price information appears in the unit-types section above; the registered DLD transaction and Ejari rent analysis for the building is part of the Oliva Underwriting Report.
Buying off-plan in Dubai
Off-plan projects in Dubai must be registered with the Dubai Land Department (DLD) and the Real Estate Regulatory Agency (RERA). Verify the project number on the DLD website before signing a Sale and Purchase Agreement, and confirm the developer holds an active escrow account for buyer payments.
Standard Dubai off-plan fees include the 4% DLD transfer fee, an Oqood (off-plan registration) fee of around AED 3,000, NOC fees from the developer (typically AED 500 to 5,000), and any agent commission agreed in the listing contract. Service charges and Mollak fees apply post-handover.
Dubai allows freehold ownership for non-resident foreign buyers in designated freehold zones, which include the majority of new off-plan launches. Title is registered in the buyer's own name at the Dubai Land Department, with no nationality restriction on resale.
Most Dubai off-plan payment plans split the price between a 10% to 20% down payment, instalments tied to construction milestones during the build (commonly 50% to 60%), and the balance on handover. Some developers offer post-handover plans that extend payments 1 to 5 years after completion.
Oliva scores every Dubai off-plan project on six dimensions: Financial Value, Market Dynamics, Location, Developer Trust, Risk, Macro Context, and Liquidity. Each dimension blends DLD transaction data, developer track record, area-level rental yields, and the project's payment plan into a single comparable score.
