A 5 bedroom villa for sale in Dubai is the natural choice for large families, multi-generational households and buyers who want space for guests, a home office and live-in staff. Five- and six-bedroom villas cover a huge range in Dubai, from townhouse-style homes in DAMAC communities at under AED 4 million to golf-side mansions in Dubai Hills Estate and beachfront villas on Palm Jumeirah and Jumeirah Bay worth tens or even hundreds of millions of dirhams.
This guide covers 2026 prices for 5- and 6-bedroom villas in Dubai by community, what you get at each budget, rental returns, running costs and what to check before you buy.
Key takeaways
- There are more than 4,300 five-bedroom villas listed for sale in Dubai, with an average asking price of about AED 10.4 million and a typical size of around 6,600 sq ft.
- The most affordable 5-bedroom homes are in DAMAC Hills 2 (average about AED 3.2 million) and DAMAC Lagoons (about AED 3.6–3.9 million).
- Mid-range 5-bedroom villas cost about AED 5–7.5 million in DAMAC Hills, Arabian Ranches 3, Villanova and Maple in Dubai Hills Estate.
- 6-bedroom villas typically start at around AED 6.8–14 million in communities such as Living Legends, Sobha Reserve and The Villa, and rise to AED 40 million+ in Dubai Hills Estate’s golf clusters.
- Gross rental yields for large villas are typically around 4.5–6%, higher in affordable communities.
5-bedroom villa prices in Dubai (2026)
| Community | Typical 5-bed price (AED) | Typical size (sq ft) | Segment |
|---|---|---|---|
| DAMAC Hills 2 | Average ~3.2M | ~1,800–2,500 | Affordable |
| DAMAC Sun City (off-plan) | From ~3.0M | — | Affordable |
| DAMAC Lagoons | ~3.6M–3.9M | ~2,350–2,500 | Affordable |
| DAMAC Hills | Average ~5.35M | — | Mid-range |
| Arabian Ranches 3 | Average ~6.2M | — | Mid-range |
| Dubai Hills Estate (5-bed average incl. townhouse-style units) | Average ~6.4M | Varies | Mid-range |
| Villanova (La Quinta) | ~7.0M–7.5M | ~4,850–5,950 | Mid-range |
| Arabian Ranches (e.g. Saheel) | ~11.5M (example listing) | ~6,300 | Premium |
| The Villa | Average ~11.2M | ~3,600–7,100 | Premium |
| Dubai Hills Estate (Sidra) | Median ~14M | ~4,600–6,900 | Premium |
| Dubai Islands (Bay Villas, off-plan) | ~14.7M+ | ~6,700 | Premium waterfront |
| Tilal Al Ghaf (Alaya Gardens) | ~18M | ~8,900 | Luxury |
| Palm Jebel Ali (off-plan) | From ~18M | — | Luxury waterfront |
| Dubai Hills Estate (Golf Place, Address Hillcrest) | ~22M–25.5M | ~7,000+ | Luxury |
| Palm Jumeirah, Emirates Hills, Jumeirah Bay | From ~25M to well over 100M | Varies | Ultra-prime |
Asking prices and averages from Property Finder and Bayut listings and community data, Villanova resale data and developer launch prices (2026). Individual villas vary widely depending on plot, view, condition and upgrades.
In premium locations, 5-bedroom villas average around AED 18 million in asking price. By number of listings, MBR City, The Oasis, The Valley, Dubai South, Dubai Investment Park, Dubai Hills Estate, Tilal Al Ghaf, Nad Al Sheba, Jumeirah Golf Estates, The Acres and Palm Jebel Ali have the largest numbers of 5-bedroom listings, many of them in new or off-plan projects.
6-bedroom villa prices in Dubai (2026)
Six-bedroom villas are a smaller, more upmarket segment, mostly standalone homes on large plots.
| Community | Typical 6-bed price (AED) | Typical size (sq ft) |
|---|---|---|
| Living Legends | ~6.8M–13M | ~7,200–11,800 |
| Sobha Reserve (Wadi Al Safa 2) | Average ~13.6M | ~6,950 |
| The Villa | Average ~14.6M | Varies by plot |
| Palm Jebel Ali (off-plan) | Median ~21.5M | — |
| Dubai Hills Estate (Golf Place) | ~39M–44M | Large plots |
| Emirates Hills, Palm Jumeirah, Dubai Hills golf mansions | ~40M to well over 100M | Very large plots |
Asking prices and averages from Property Finder and Bayut listings, community data and developer pricing (2026).
What you get at each budget
Under AED 4 million: affordable 5-bedroom homes
At this level you are looking at 5-bedroom townhouses and compact villas in large DAMAC communities, typically 1,800–2,500 sq ft. DAMAC Hills 2 averages about AED 3.2 million for 5 bedrooms with projected yields of around 6.2%, and DAMAC Lagoons‘ Mediterranean-themed clusters such as Malta and Santorini cost around AED 3.6–3.9 million. Expect smaller bedrooms and gardens than in traditional villas, and longer commutes, but a lot of space for the price.
AED 4–8 million: mid-range family villas
This segment includes 5-bedroom villas in DAMAC Hills (average about AED 5.35 million), Arabian Ranches 3 (about AED 6.2 million), the more compact 5-bedroom homes in Dubai Hills Estate (community average around AED 6.4 million) and standalone villas in Villanova’s La Quinta cluster (about AED 7–7.5 million). In Dubailand, 6-bedroom villas in Living Legends start from around AED 6.8 million.
AED 8–20 million: premium standalone villas
Standalone 5- and 6-bedroom villas on large plots in Arabian Ranches, The Villa, Dubai Hills Estate’s Sidra, Sobha Reserve and new waterfront projects such as Dubai Islands‘ Bay Villas. Many have private pools, maid’s and driver’s rooms and landscaped gardens. Tilal Al Ghaf’s Alaya Gardens 5-bedroom villas are around AED 18 million.
Above AED 20 million: luxury and ultra-prime
Golf-side villas in Dubai Hills Estate (Golf Place, Address Hillcrest, Palm Hills), beachfront villas on Palm Jumeirah and Palm Jebel Ali, mansions in Emirates Hills and island villas on Jumeirah Bay, where a single 5-bedroom villa has been listed at AED 265 million.
What to expect from a 5- or 6-bedroom villa
- Size: from about 1,800–2,500 sq ft for 5-bedroom townhouse-style homes to 6,000–10,000+ sq ft for standalone villas
- Bedrooms: usually all en-suite, often with a ground-floor guest bedroom
- Staff and service rooms: maid’s room, sometimes a driver’s room, laundry and storage
- Living space: separate formal and family living areas, closed and open kitchens in larger villas
- Outdoor space: gardens, terraces and, in many standalone villas, private pools
- Parking: two to four covered spaces
- Extras in luxury villas: home cinema, gym, lift, majlis, spa or sauna, smart-home systems
Rental returns
Large villas generally produce lower yields than smaller homes because purchase prices are higher, but demand from large families and corporate tenants is steady. Bayut’s 2026 data shows projected 5-bedroom yields of about:
- DAMAC Hills 2: ~6.2%
- DAMAC Lagoons: ~5.8%
- Dubai Hills Estate: ~5.4%
- Arabian Ranches 3: ~4.6%
- DAMAC Hills: ~4.6%
Across Dubai, average gross yields for 5-bedroom villas are around 4.5%. Typical 5-bedroom rents start from around AED 147,000 a year in DAMAC Hills 2, while the Dubai-wide average for 5-bedroom villas is around AED 547,000 a year, and prime golf and beachfront villas can rent for well over AED 1 million.
Buying and running costs
Purchase costs
For a AED 7 million 5-bedroom villa bought in cash, expect roughly:
- DLD transfer fee (4%): AED 280,000
- Agency commission (about 2% + VAT): about AED 147,000
- Trustee fee: about AED 4,400
That is about AED 431,000, or just over 6% of the price. UAE residents can typically borrow up to 70% for properties above AED 5 million; non-residents usually need a larger deposit.
Running costs
Large villas cost significantly more to run than smaller homes:
- Cooling: DEWA bills for a 6,000+ sq ft villa can be very high in summer
- Service charges: charged per square foot, so large villas pay more
- Maintenance: more AC units, bathrooms and outdoor space; budget around 1–1.5% of the villa’s value a year
- Pool and garden: typically AED 10,000–20,000+ a year combined for larger plots
- Staff: many owners employ housekeepers, drivers or gardeners
Ready or off-plan?
Many of the communities with the most 5-bedroom listings, such as The Oasis, MBR City, Palm Jebel Ali, Grand Polo Club & Resort and parts of Dubai South, are new or off-plan. Off-plan villas offer modern layouts and payment plans, typically with 10–20% down, but you will not be able to move in or earn rent until handover. Ready villas in established communities such as Arabian Ranches, The Villa, Dubai Hills Estate and Living Legends let you move in immediately and inspect the actual home.
Golden Visa
Almost every 5- and 6-bedroom villa in Dubai exceeds the AED 2 million DLD valuation needed to qualify for the UAE 10-year Golden Visa, which also lets you sponsor your spouse, children and parents. This is one reason large villas are popular with families relocating to Dubai.
Checklist before buying a 5- or 6-bedroom villa
- Check the built-up area and plot size, not just the bedroom count; 5-bedroom homes range from about 1,800 to over 10,000 sq ft.
- Confirm the type: standalone, semi-detached or townhouse.
- Inspect older villas for AC condition, waterproofing, plumbing and pool equipment.
- Check approvals for any extensions, pools or converted rooms.
- Estimate running costs, including cooling, service charges, staff and maintenance.
- Think about resale: very large or highly personalised villas have a smaller pool of buyers.
- Compare with recent transactions on the DLD website or the Dubai REST app.
Frequently asked questions
How much is a 5 bedroom villa in Dubai?
The average asking price for a 5-bedroom villa in Dubai is about AED 10.4 million. Prices start from around AED 3.2 million in DAMAC Hills 2 and AED 3.6–3.9 million in DAMAC Lagoons, with mid-range villas at AED 5–7.5 million and luxury villas from around AED 18 million to well over AED 100 million.
How much is a 6 bedroom villa in Dubai?
6-bedroom villas typically start from around AED 6.8–14 million in communities such as Living Legends, Sobha Reserve and The Villa, and rise to around AED 40 million or more in Dubai Hills Estate’s Golf Place and other golf and beachfront communities.
Where can I find the cheapest 5 bedroom villa in Dubai?
DAMAC Hills 2 and DAMAC Lagoons offer the most affordable 5-bedroom homes in Dubai, at around AED 3.2–3.9 million, followed by off-plan options in DAMAC Sun City from around AED 3 million.
Which communities have the most 5 bedroom villas for sale?
MBR City, The Oasis, The Valley, Dubai South, Dubai Investment Park, Dubai Hills Estate, Tilal Al Ghaf, Nad Al Sheba, Jumeirah Golf Estates, The Acres and Palm Jebel Ali have the largest numbers of 5-bedroom villa listings.
What is the rental yield on a 5 bedroom villa in Dubai?
The average gross yield for 5-bedroom villas in Dubai is around 4.5%, with affordable communities such as DAMAC Hills 2 and DAMAC Lagoons at around 5.8–6.2% and premium communities typically lower.
How big is a 5 bedroom villa in Dubai?
Sizes vary widely, from about 1,800–2,500 sq ft for 5-bedroom townhouse-style homes in DAMAC communities to around 6,000–10,000 sq ft or more for standalone villas in premium communities. The Dubai average is around 6,600 sq ft.
Can foreigners buy a 5 or 6 bedroom villa in Dubai?
Yes. Foreigners can buy villas in designated freehold areas, which include all the communities in this guide, without needing UAE residency.
Does a 5 bedroom villa qualify for the Golden Visa?
In almost all cases, yes. Any property with a DLD valuation of at least AED 2 million can qualify the owner for the UAE 10-year Golden Visa, subject to the authorities’ conditions.
Data sources: Property Finder 5-bedroom villa listings and market overview (October 2026); Bayut guide to 5-bedroom villa communities (August 2026); Property Finder listings for Sobha Reserve, Dubai Islands Bay Villas, Living Legends, Sidra Villas and Villanova (2026); Bayut Dubai Hills Estate community data; Betterhomes The Villa area guide; Villanova resale data; Palm Jebel Ali market guide (2026); Property Monitor and Bayut rental data (2026). Prices are asking prices, averages and launch prices and may differ from final transaction prices.
Disclaimer: This article is for general information only and does not constitute legal, financial, tax, immigration or real estate advice, and nothing in it is a recommendation to buy any specific property or project. Property prices, yields, fees, mortgage rules, visa requirements and market data in Dubai change frequently, and the figures above are indicative asking prices, averages and estimates compiled from third-party sources that we do not control or guarantee. Individual properties may be priced differently, and listing examples are for illustration only. This article is not affiliated with or endorsed by any developer mentioned. While we aim to keep this information accurate and up to date, it may contain errors or omissions. Always verify current prices, fees and rules with the Dubai Land Department (DLD), RERA, your bank or a licensed real estate professional before signing any agreement or making any financial decision. We accept no liability for any loss arising from reliance on this content.