Dubai Hills Estate Property Prices: Real Transaction Data

Dubai Hills Estate in 60 seconds

Dubai Hills Estate is the master community Emaar and Meraas built around an 18-hole golf course and a central park, between Al Khail Road and Umm Suqeim Street. It is one of the few districts in this series that sells apartments, townhouses and villas in large numbers. From Sep 2024 to Aug 2026, the Dubai Land Department registered 6,328 sales here at a median of AED 2,293 per sq ft for apartments, practically the same as Business Bay. A median one-bedroom sold for AED 1,652,388. Half of the sales were off-plan, because Emaar keeps launching new phases. Apartment yields sit around 6% to 6.5% gross. It is the district for families who want a park, a mall, a hospital and schools without leaving the community, and for investors who want Emaar-built stock that resells to those families.

If you are checking a landlord's proposed increase against the market, our rent increase calculator works on the same Dubai Land Department basis as this page. For a yield comparison, Motor City sits in the same entry band, and Dubai Creek Harbour is the other large Emaar master community with a full transaction record.

Dubai Hills Estate prices in 2026: what actually sold

Every number below is a median of registered transactions, not an asking price. Source: Dubai Land Department via Dubai Pulse, Sep 2024 to Aug 2026.

Median price per sq ft, all apartments: AED 2,293. Share of off-plan sales: 49.7%.

Three things the table tells you:

1. Apartments cost more than houses with the same number of bedrooms. On the 24 September 2026 dataset a median two-bedroom apartment sold for more than a median two-bedroom townhouse, and a three-bedroom apartment for more than a three-bedroom house. Buyers pay for the new towers on the park and the golf course, and for a lock-and-leave home. If you want space for the money, the townhouse is the better deal. 2. The studio is a small, cheap entry and the one-bedroom is where the price starts. A one-bedroom costs more than twice a studio here, the biggest gap of any district in this series, because the few studios are compact units in a handful of buildings. 3. Half of the market is off-plan. 49.7% of the registered sales were units under construction. Emaar sells new phases on payment plans almost every quarter, so a large part of the Dubai Hills "price" is a launch price, not a resale price.

Dubai Hills Estate vs Business Bay, Downtown, Meydan, Motor City, JVC and Arabian Ranches

Same source, same period, same method.

How to read it, on the 24 September 2026 dataset:

Business Bay costs the same per sq ft (1% more), its one-bedroom is 5% more expensive, and it sells 2.2 times as many apartments. Same money, two different lives: Business Bay for the city and the canal, Dubai Hills for the park and the school run. Downtown is 12% more expensive per sq ft and 21% more for a one-bedroom. Dubai Hills is where Downtown buyers go when the children arrive. Meydan is 9% cheaper per sq ft and 24% cheaper for a one-bedroom, with smaller units and a similar off-plan share. It is the closest alternative on Al Khail Road. Motor City is 19% cheaper per sq ft and 32% cheaper for a one-bedroom, with more than 70% off-plan. JVC is 40% cheaper per sq ft, 38% cheaper for a one-bedroom and three times the sales. JVC is the budget family alternative, without the park, the mall or the hospital. Arabian Ranches sells only villas and townhouses. Its median three-bedroom house sold for AED 3,960,000 with a median 3,608 sq ft, close to the Dubai Hills three-bedroom house median. Roughly the same money buys a newer Dubai Hills townhouse near the park or a larger, older villa in Arabian Ranches. Compare on the Business Bay, Downtown Dubai, Meydan, Motor City, JVC and Arabian Ranches pages.

Rental yields in Dubai Hills Estate: gross and after service charges

Rents below are average asking rents published by the Bayut portal in September 2026 for the main apartment clusters (Park Heights, Park Horizon, Park Field, Collective and Lime Gardens). Prices are the DLD medians above. The yield is the simple division, so it is a gross figure before service charges, vacancy and agency fees.

Yields computed on the 24 September 2026 figures. Houses rent by cluster: in September 2026 Bayut listed average rents of about AED 276,000 for a three-bedroom in Maple, AED 369,000 in Golf Grove and AED 377,000 in Sidra Villas. The spread is wide, so a house yield only makes sense cluster by cluster, against the price of that cluster. Service charges in Dubai Hills are moderate for a prime community: most 2026 guides quote AED 8 to 15 per sq ft a year, with apartments at the higher end and villas at the lower end. The exact figure for every building is public in the DLD Service Charge Index. On a median one-bedroom of 747 sq ft at AED 14 per sq ft, that is about AED 10,500 a year, which takes the one-bedroom from about 6.3% gross to roughly 5.7% net of service charges. The tenant pays the 5% municipality housing fee on top of the rent, through the DEWA bill, so it does not come out of your yield.

Who buys and who rents in Dubai Hills Estate

Tenants: families with school-age children who want a park, a mall and a hospital inside the community; professionals working in Al Quoz, Al Barsha, Downtown and DIFC, 15 to 20 minutes away; and couples who rent a new apartment on the park before they buy a townhouse. Buyers: end-user families who plan to stay; investors who want Emaar-built stock with a deep resale market; and Golden Visa buyers. On the DLD medians above, a two-bedroom apartment and a two-bedroom townhouse are each above the AED 2 million line on their own; a one-bedroom is not. What Dubai Hills is not: it is not a metro district and it is not cheap. There is no metro station, the newer phases are still construction sites, and the entry ticket is close to Business Bay's.

Handovers in Dubai Hills Estate: 2026 and after

These are the Dubai Hills Estate projects in our Handover Tracker, with the dates the developer publishes. Dates move; the tracker is updated monthly.

What the pipeline means for you: in Dubai Hills the developer is almost always Emaar, so the question is not who builds but which phase and which view. Park-facing and golf-facing units hold their premium; units facing the Al Khail Road edge are the value end. Check the escrow account for the phase on the DLD portal and treat the payment plan as the real price.

Living in Dubai Hills Estate: what it is like day to day

Dubai Hills Estate sits between Al Khail Road and Umm Suqeim Street, in the middle of the city. Dubai Hills Mall is the centre, with supermarkets, cinemas and restaurants; Dubai Hills Park runs through the community; the Dubai Hills Golf Club has an 18-hole championship course; and King's College Hospital Dubai is inside the community. There are schools inside and along the edges of the development. Downtown and DIFC are 15 to 20 minutes by car outside peak time, the Marina about 20 and DXB about 25. The honest downsides: no metro, so every trip is a car or a taxi; traffic at the Al Khail Road and Umm Suqeim Street entrances at school time; and construction in the newer phases for several more years. Visit at 7:30 in the morning before you choose a cluster.

What it costs to buy in Dubai Hills Estate

Dubai Hills Estate is a freehold community: foreigners can buy in their own name, with the title registered at the Dubai Land Department. On top of the price, budget for: 4% DLD transfer fee, plus a small admin fee; Registration trustee fee, around AED 4,000 plus VAT for properties above AED 500,000; 2% agency commission plus 5% VAT on the commission, on a ready unit; on an off-plan unit bought from the developer the commission is paid by the developer; 0.25% mortgage registration fee if you finance; Off-plan: the Oqood registration fee and the escrow payment schedule set by the developer. Total for a ready unit: about 6.5% to 7% of the price. Fees: Dubai Land Department.

Talk to an agent who works in Dubai Hills Estate

NAHY sells and rents in Dubai Hills every week, from park-view apartments to townhouses in the established clusters. Send us the cluster, the unit type and the budget, and we reply with the last registered prices in that phase, not an asking price. Sources: Dubai Land Department transactions via Dubai Pulse, Sep 2024 to Aug 2026, published as dld-area-prices.csv; Bayut, rent trends in Dubai Hills Estate, September 2026; DLD Service Charge Index; Dubai Land Department fees; GDRFA Dubai for the Golden Visa; developers' published handover dates in the NAHY Handover Tracker.

Projects in this area

• Address Villas Hillcrest
• Greencrest
• R.Hills