Dubai Hills (Dubai Hills Estate)
ZoneIQ Score · Preview · 4 of 6 factorsWeak on today's numbers. In Dubai Hills, the median home sold for AED 2.16M (AED 2,400/sqft, −0.2% in 12 months) across 2,411 sales in the 12 months to Oct 2026. Median rent is AED 115,000 a year: 6.01% gross yield, 4.60% net (estimated). 239 new units are due within 24 months.
Source: DLD open data · Information, not financial advice. Not an official DLD product.
Studios pay best here: 5.92% net.
The service charge is an estimate of AED 18.27 per sqft, the median of 2 buildings in the DLD index. Your building's rate can differ, so ask for its Mollak invoice before relying on the net yield.
Evidence
- Source
- DLD sales and Ejari rent contracts
- Sample
- 2,411 sales, 4,818 rent contracts
- Period
- 12 months to 22 October 2026
- How
- Rent minus service charge and 5% for vacancy and management, divided by price plus 6% buying costs.
- Leaves out
- Mortgage interest and tax in your home country.
Evidence
- Source
- DLD sales and Ejari rent contracts
- Sample
- 2,411 sales, 4,818 rent contracts
- Period
- 12 months to 22 October 2026
- How
- Median rent divided by median price.
- Leaves out
- Every cost of owning and buying.
Evidence
- Source
- DLD registered sales
- Sample
- 2,411 sales
- Period
- 12 months to 22 October 2026
- How
- Median of the registered records, so half were above it.
- Leaves out
- Listings and asking prices.
Evidence
- Source
- Ejari rent contracts
- Sample
- 4,818 rent contracts
- Period
- 12 months to 22 October 2026
- How
- Median of the registered records, so half were above it.
Evidence
- Source
- DLD registered sales
- Sample
- 2,411 sales
- Period
- 12 months to 22 October 2026
- How
- A count of registered records.
Price per sqft, 5 years
Why 46
Preview score from 4 of 6 factors. The other factors need data we are still adding.
How the score worksPrices by unit type
Check a deal hereConverted at European Central Bank reference rates of 26 October 2026, through the dirham's fixed US dollar rate (3.6725). Indicative only: your bank's rate will differ.
| Unit | Ready price | Price / sqft | Sales |
|---|---|---|---|
| Studio | AED 960K | 2,099 | 41 |
| 1 bed | AED 1.53M | 2,366 | 1,114 |
| 2 bedGolden Visa level | AED 2.45M | 2,390 | 894 |
| 3 bedGolden Visa level | AED 4.00M | 2,548 | 325 |
Median ready prices and DLD sales in the last 12 months.
Rents and yields by unit type
Yield by unit type| Unit | Rent / yr | Gross | Net |
|---|---|---|---|
| Studio | AED 72K | 7.50% | 5.92% |
| 1 bed | AED 90K | 5.88% | 4.44% |
| 2 bed | AED 140K | 5.71% | 4.34% |
| 3 bed | AED 246K | 6.14% | 4.75% |
Median annual rent from Ejari contracts in the last 12 months. Net yield is after service charge and buying costs.
Rent increase calculator Net vs gross yield, explainedGolden Visa and property, explained
New supply, next 24 months
239 unitsHandovers peak in 2027 Q1.
Developers with projects here
- Dubai Hills Estate: 8,017 units in 16 projects
Who Dubai Hills suits, on the numbers
- Lower budgets: a studio has a median ready price of AED 960,000.
- Golden Visa buyers: median ready prices for 2-bedroom homes, 3-bedroom homes are at the AED 2M level.
- Off-plan buyers: 59% of sales are off-plan, across 8 projects under construction.
Rules applied to the data above. Not advice.
Off-plan here
Off-planBuildings and projects in Dubai Hills
| Project | Developer | Status | Median price | Price / sqft | Sales |
|---|---|---|---|---|---|
| Palace Residences Hillside A | Dubai Hills Estate | 8% | AED 2.57M | 2,594 | 345 |
| Rosehill | Dubai Hills Estate | 8% | AED 1.73M | 2,245 | 166 |
| Greencrest | Dubai Hills Estate | 1% | AED 1.80M | 2,138 | 141 |
| Vida Residences Hillside | Dubai Hills Estate | 10% | AED 2.03M | 2,497 | 118 |
| Parkwood | Dubai Hills Estate | 15% | AED 2.01M | 2,411 | 80 |
| Elvira | Dubai Hills Estate | Ready | AED 2.41M | 2,470 | 72 |
| Park Ridge | Dubai Hills Estate | Ready | AED 2.20M | 2,434 | 67 |
| Park Horizon | Dubai Hills Estate | Ready | AED 2.43M | 2,510 | 62 |
| Lime Gardens | Dubai Hills Estate | Ready | AED 2.49M | 2,647 | 61 |
| City View Dubai Hills Residences | City View Real Estate Development | 39% | AED 2.49M | 2,776 | 61 |
More projects in Dubai Hills
Living in Dubai Hills
- Metro stations (within 1.5 km)
- None within 1.5 km
- Supermarkets (within 1.0 km)
- 2
- Named parks (within 1.0 km)
- 2
- Beach (within 1.0 km)
- No
Source: OpenStreetMap contributors (ODbL), map data of 15 July 2026. Counts within 1.0 km of the area's centre point; distances are approximate. OSM is volunteer data and can miss places.
Nearby areas compared
Compare with other areas| Area | Net yield | Price / sqft |
|---|---|---|
| Dubai Hills | 4.60% | 2,400 |
| Dubai Hills, DLD registry community | – | – |
| Maple 1, Dubai Hills | – | 2,181 |
| Maple 2, Dubai Hills | – | 2,014 |
| Maple 3, Dubai Hills | 3.49% | 2,029 |
| Sidra 1, Dubai Hills | – | – |
| Sidra 2, Dubai Hills | – | – |
| Sidra 3, Dubai Hills | – | – |
| Dubai Science Park | 4.80% | 1,740 |
| Arjan | 4.92% | 1,561 |
| Living Legends | 5.60% | 1,203 |
| MBR City District 11 | 3.79% | 1,858 |
| MBR City District One | 5.09% | 1,997 |
Areas at a similar price compared
Business BayDubai MarinaDMCC EZ2, JLTMBR City District OneThe WorldJumeirah Islands
Areas searched under the same name come first. Closest areas with enough sales, by distance between area centres. Similar price: areas with the closest median sale price.
What happened to AED 1M
AED 1,000,000 of Dubai Hills homes bought at the median price per sqft, valued at today's median. Price change only, before rent and costs.
| Dubai Hills | Dubai overall | |
|---|---|---|
| Bought in 2016 → 2026 to date | AED 1.87M | AED 1.66M |
| Bought in 2019 → 2026 to date | AED 1.68M | AED 1.69M |
| Bought in 2021 → 2026 to date | AED 1.59M | AED 1.61M |
Questions investors ask
Is Dubai Hills a good investment?
ZoneIQ does not give advice, but the numbers are these. Estimated net yield is 4.60%, against a Dubai median of 4.60%. Price per sqft changed −0.2% in 12 months. There were 2,411 sales in 12 months, and 239 new units are due within 24 months.
Is Dubai Hills freehold?
Yes, on DLD's register: 21,112 of 21,112 registered units in Dubai Hills are marked freehold. Source: DLD, Registered Freehold Real Estate Units, 13 October 2026. Rules can differ by plot, and in free zones by the zone authority, so check the title deed of a specific unit before you buy.
What is the average rent in Dubai Hills?
The median rent in Dubai Hills is AED 115,000 a year, from 4,818 Ejari contracts in the last 12 months. By unit type: studios AED 72,000, 1-bedroom homes AED 90,000, 2-bedroom homes AED 140,000.
How much is a 1-bedroom home in Dubai Hills?
The median ready price is AED 1.53M (AED 2,366 per sqft, about 735 sqft), from 1,114 DLD sales in the last 12 months.
What is the rental yield in Dubai Hills?
The median gross rental yield in Dubai Hills is 6.01%, from 4,818 Ejari contracts and DLD sales in the last 12 months. After service charges and buying costs, the estimated net yield is 4.60%.
Which unit type earns the highest yield in Dubai Hills?
Studio show the highest estimated net yield at 5.92%, with a median ready price of AED 960,000 and a median rent of AED 72,000 a year.
Have property prices gone up in Dubai Hills?
The median price per sqft changed −0.2% in the 12 months to Oct 2026, to AED 2,400. This is past change, not a forecast.
Where is Dubai Hills in Dubai?
In the DLD project registry, Dubai Hills projects sit in the Hadaeq Sheikh Mohammed Bin Rashid land area. The closest areas covered on ZoneIQ are Maple 3, Dubai Hills and Dubai Science Park.
Get help with Dubai Hills from a RERA-licensed specialist.
Sources: DLD sales (2,411 in the last 12 months) and Ejari rent contracts (4,818), DLD project registry, via Dubai Data. Data through 22 October 2026. Service charges: DLD Service Charge Index (Mollak) where shown, otherwise a Dubai-wide estimate. Source · Freehold: DLD, Registered Freehold Real Estate Units, 13 October 2026, Data Dubai · ZoneIQ gives information, not financial or investment advice. Figures are medians and estimates. Check any unit yourself before you commit.