Area brief · data through 22 October 2026

2-bedroom homes in Dubai Hills

What 2-bedroom homes in Dubai Hills cost, rent for and earn. From 894 DLD sales and 1,964 Ejari rent contracts in the last 12 months.

Source: DLD open data · Information, not financial advice. Not an official DLD product.

#29 of 60 areas for 2-bedroom homes by net yieldGolden Visa level

Check a listing here All of Dubai Hills

The opportunity

Net yield of 4.34%, against a Dubai median of 4.60%.

The trade-off

The service charge here is AED 18.27 per sqft. At AED 23.27, the net yield falls to 4.12%. Check the building's Mollak invoice.

Net yieldEstimated4.34%After an estimated service charge of AED 18.27 per sqft (area median, DLD index) and costs

Evidence

Source: DLD sales and Ejari rent contracts
Sample: 894 sales, 1,964 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.

Gross yieldDerived5.71%Dubai median for this type 3.86%

Evidence

Source: DLD sales and Ejari rent contracts
Sample: 894 sales, 1,964 rent contracts
Period: 12 months to 22 October 2026
How: Median rent divided by median price.
Leaves out: Every cost of owning and buying.

Median ready priceDerivedAED 2.45MAED 2,390 per sqft

Median rent / yrObservedAED 140,000Dubai median AED 77,175

Evidence

Source: Ejari rent contracts
Sample: 1,964 rent contracts
Period: 12 months to 22 October 2026
How: Median of the registered records, so half were above it.

Typical sizeObserved1,113sqft, median of sales

Sales, 12 monthsObserved8941,964 Ejari contracts

Evidence

Source: DLD registered sales
Sample: 894 sales
Period: 12 months to 22 October 2026
How: A count of registered records.

How the net yield is built

Median rent a year	AED 140,000
Service charge (AED 18.27 × 1,113 sqft)	−AED 20,335
Vacancy and management (5% of rent)	−AED 7,000
Net rent a year	AED 112,665
Median ready price	AED 2.45M
Buying costs (DLD 4% + agency 2%)	+AED 147,120
Total cost	AED 2.60M
Net yield	4.34%

Try another service charge (AED per sqft)

Service charge: an estimate, the median of 2 buildings' rates in the DLD Service Charge Index, 2026. The real figure for a building is on its Mollak invoice.

Cash needed to buy at the median price

Show prices in

	Cash buyer	Mortgage, 25% down
Price or down payment	AED 2.45M	AED 613,000
DLD, agency, trustee and bank fees	AED 154,352	AED 181,550
Total cash needed	AED 2.61M	AED 794,550

Month by month with a mortgage

Net rent, after service charge and 5% allowance	AED 9,389
Mortgage payment (4.5%, 25 years)	−AED 10,222
Cash flow per month	−AED 833

Example with 25% down at the median price and rent. Rates change and banks decide; ask yours. Not a forecast.

Other unit types in Dubai Hills

Unit	Net yield	Ready price	Rent / yr	Size, sqft
3-bedroom homes	4.75%	AED 4.00M	AED 246K	1,744
1-bedroom homes	4.44%	AED 1.53M	AED 90K	735
Studios	5.92%	AED 960K	AED 72K	448

Areas ranked near this one for 2-bedroom homes

All 60 areas for 2-bedroom homes

#	Area	Net yield	Gross	Ready price	Rent / yr
25	DAMAC Hills	4.44%	6.71%	AED 1.79M	AED 120K
26	Dubai Land Residence Complex	4.42%	7.07%	AED 919K	AED 65K
27	International City Phase 3	4.38%	6.95%	AED 885K	AED 62K
28	Festival City	4.36%	6.03%	AED 2.60M	AED 157K
30	Arjan	4.32%	6.45%	AED 1.45M	AED 94K
31	JVC	4.31%	6.33%	AED 1.50M	AED 95K
32	Business Bay	4.27%	5.73%	AED 2.27M	AED 130K
33	City Walk	4.23%	5.20%	AED 4.42M	AED 230K

Questions investors ask

What rental yield do 2-bedroom homes in Dubai Hills earn?

2-bedroom homes in Dubai Hills earn a median gross rental yield of 5.71%: a median rent of AED 140,000 a year against a median ready price of AED 2.45M. After service charges, a 5% allowance and buying costs, the estimated net yield is 4.34%.

How much cash do I need to buy a 2-bedroom home in Dubai Hills?

At the median ready price of AED 2.45M, a cash buyer needs about AED 2.61M including the 4% DLD fee, agency and trustee fees. With 25% down and a mortgage, the cash needed up front is about AED 794,550.

Can a 2-bedroom home in Dubai Hills qualify for a Golden Visa?

The median ready price is AED 2.45M, at or above the AED 2M property level for the 10-year Golden Visa. Each owner's share must reach AED 2M. Confirm the current rules with the GDRFA before you buy.

How does Dubai Hills compare with other areas for 2-bedroom homes?

Dubai Hills ranks 29 of 60 Dubai areas by estimated net yield for this unit type. The highest is Motor City at 5.93%.

Talk to a specialist

Get help with Dubai Hills from a RERA-licensed specialist.

Sources: DLD sales (894 for this unit type in the last 12 months) and Ejari rent contracts (1,964), via Dubai Data. Data through 22 October 2026. Fees are typical figures. Source · ZoneIQ gives information, not financial or investment advice. Figures are medians and estimates. Check any unit yourself before you commit.