Area brief · data through 22 October 2026

Studios in Dubai Hills

What studios in Dubai Hills cost, rent for and earn. From 41 DLD sales and 115 Ejari rent contracts in the last 12 months.

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

#19 of 40 areas for studios by net yield

Check a listing here All of Dubai Hills

The opportunity

Net yield of 5.92%, 1.32 points above the 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 5.70%. Check the building's Mollak invoice.

Net yieldEstimated5.92%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: 41 sales, 115 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 yieldDerived7.50%Dubai median for this type 7.10%

Evidence

Source: DLD sales and Ejari rent contracts
Sample: 41 sales, 115 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 960,000AED 2,099 per sqft

Median rent / yrObservedAED 72,000Dubai median AED 40,000

Evidence

Source: Ejari rent contracts
Sample: 115 rent contracts
Period: 12 months to 22 October 2026
How: Median of the registered records, so half were above it.

Typical sizeObserved448sqft, median of sales

Sales, 12 monthsObserved41115 Ejari contracts

Evidence

Source: DLD registered sales
Sample: 41 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 72,000
Service charge (AED 18.27 × 448 sqft)	−AED 8,185
Vacancy and management (5% of rent)	−AED 3,600
Net rent a year	AED 60,215
Median ready price	AED 960,000
Buying costs (DLD 4% + agency 2%)	+AED 57,600
Total cost	AED 1.02M
Net yield	5.92%

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 960,000	AED 240,000
DLD, agency, trustee and bank fees	AED 63,340	AED 75,990
Total cash needed	AED 1.02M	AED 315,990

Month by month with a mortgage

Net rent, after service charge and 5% allowance	AED 5,018
Mortgage payment (4.5%, 25 years)	−AED 4,002
Cash flow per month	AED 1,016

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
2-bedroom homes	4.34%	AED 2.45M	AED 140K	1,113

Areas ranked near this one for studios

All 40 areas for studios

#	Area	Net yield	Gross	Ready price	Rent / yr
15	JLT	6.08%	7.67%	AED 794K	AED 61K
16	Living Legends	6.06%	7.93%	AED 580K	AED 46K
17	DAMAC Hills 2	6.05%	8.22%	AED 450K	AED 37K
18	Warsan First Development	5.97%	7.84%	AED 510K	AED 40K
20	International City Phase 3	5.91%	7.93%	AED 479K	AED 38K
21	JVC	5.90%	7.80%	AED 615K	AED 48K
22	Discovery Gardens	5.85%	7.97%	AED 520K	AED 41K
23	Town Square	5.85%	7.50%	AED 560K	AED 42K

Questions investors ask

What rental yield do studios in Dubai Hills earn?

Studios in Dubai Hills earn a median gross rental yield of 7.50%: a median rent of AED 72,000 a year against a median ready price of AED 960,000. After service charges, a 5% allowance and buying costs, the estimated net yield is 5.92%.

How much cash do I need to buy a studio in Dubai Hills?

At the median ready price of AED 960,000, a cash buyer needs about AED 1.02M including the 4% DLD fee, agency and trustee fees. With 25% down and a mortgage, the cash needed up front is about AED 315,990.

Can a studio in Dubai Hills qualify for a Golden Visa?

The median ready price is AED 960,000, below the AED 2M property level for the 10-year Golden Visa. Several properties can be combined to reach the level. Confirm the current rules with the GDRFA.

How does Dubai Hills compare with other areas for studios?

Dubai Hills ranks 19 of 40 Dubai areas by estimated net yield for this unit type. The highest is Dubai Studio City at 7.05%.

Talk to a specialist

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

Sources: DLD sales (41 for this unit type in the last 12 months) and Ejari rent contracts (115), 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.