Dubai Hills Estate Area Guide: Prices, Rents and What It's Like to Live There
Dubai Hills Estate suits families who want a villa or townhouse with schools, a hospital, a mall and a golf course inside the community, and apartment buyers who want newer towers next to a large park. Emaar describes it as a 2,700 acres development around a championship golf course of 18 holes. Over the latest twelve months the median one-bedroom apartment sold for AED 1,750,000, from 990 sales, and rented for AED 90,000 a year, while the median three-bedroom villa or townhouse rented for AED 240,000, from 776 contracts.
Prices at a glance
| Bedrooms | Median sale price |
|---|---|
| Studio | AED 795,000 |
| One bedroom | AED 1,750,000 |
| Two bedrooms | AED 2,680,000 |
| Three bedrooms | AED 4,460,000 |
| Four bedrooms | AED 9,360,000 |
| Five bedrooms | — |
| Bedrooms | Median annual rent |
|---|---|
| Studio | AED 55,000 |
| One bedroom | AED 90,000 |
| Two bedrooms | AED 140,000 |
| Three bedrooms | AED 245,000 |
| Four bedrooms | — |
| Five bedrooms | — |
| Bedrooms | Median gross yield |
|---|---|
| Studio | 6.9% |
| One bedroom | 5.1% |
| Two bedrooms | 5.2% |
| Three bedrooms | 5.5% |
| Four bedrooms | — |
| Five bedrooms | — |
Source: BrickDXB analysis of DLD registered sales and Ejari contracts, twelve months, BrickDXB's Dubai Hills Estate area. Data as of .
All three tables show medians, not averages, for apartments in BrickDXB's Dubai Hills Estate area, from BrickDXB's analysis of DLD open data over the twelve months to its latest update. Sample sizes, by bedroom type: sale medians and gross yields rest on registered sales (studio 68 sales, one-bedroom 990 sales, two-bedroom 849 sales, three-bedroom 304 sales and four-bedroom 5 sales), and rent medians rest on Ejari contracts (studio 530 contracts, one-bedroom 2,639 contracts, two-bedroom 2,117 contracts and three-bedroom 457 contracts). A bedroom type with no figure has no published median in the source, and gross yield is median rent divided by median price, before costs. The four-bedroom apartment row rests on very few sales, so treat it as indicative only. Villas and townhouses are covered in the questions below, because mixing them into apartment rows would distort the medians.
Ask us to check the DLD-approved service charge for a specific building.
Off-plan projects in Dubai Hills Estate
- Palace Residences Hillside, Emaar: one- to three-bedroom homes. From AED 1,719,888.
- Greencrest, Emaar: one- to three-bedroom homes. From AED 1,743,888.
- Rosehill, Emaar: one- to three-bedroom homes. From AED 1,756,888.
- Parkwood, Emaar: one- to three-bedroom homes. From AED 1,759,888.
- Vida Residences Hillside, Emaar: one- to three-bedroom homes. From AED 1,827,888.
Source: developers' own project pages. Prices as of .
These are recently launched releases on Emaar's Dubai Hills Estate page, with the starting price Emaar shows for each. Emaar lists many more releases there, so this is a selection, not a complete list. Handover quarters are not shown because the developer's page we used does not state them. Ask for the completion date in the sale and purchase agreement, check the project's registration in the DLD Project Status Enquiry, and get the escrow account details in writing from the developer, then confirm them with the escrow bank.
Popular buildings
| Building | Home type | Median price | Median annual rent | Gross yield | Registered sales (twenty-four months) | Rent contracts (twenty-four months) | Sample |
|---|---|---|---|---|---|---|---|
| MAG Eye Phase 1 | studio | AED 730,000 | AED 55,000 | 7.5% | 354 sales | 1,975 contracts | median price from 143 sales and median rent from 809 contracts for this home type |
| Park Ridge | one-bedroom apartment | AED 1,550,000 | AED 95,000 | 6.1% | 186 sales | 1,314 contracts | median price from 97 sales and median rent from 666 contracts for this home type |
| Acacia at Park Heights | two-bedroom apartment | AED 3,350,000 | AED 160,000 | 4.8% | 85 sales | 1,074 contracts | median price from 39 sales and median rent from 456 contracts for this home type |
| Park Heights II | one-bedroom apartment | AED 1,400,000 | AED 85,000 | 6.1% | 118 sales | 747 contracts | median price from 62 sales and median rent from 403 contracts for this home type |
| Mulberry at Park Heights | two-bedroom apartment | AED 3,350,000 | AED 185,000 | 5.5% | 139 sales | 725 contracts | median price from 68 sales and median rent from 393 contracts for this home type |
| Maple | four-bedroom villa or townhouse | AED 5,050,000 | AED 272,000 | 5.4% | 84 sales | 744 contracts | median price from 37 sales and median rent from 369 contracts for this home type |
| Maple 2 | four-bedroom villa or townhouse | AED 5,500,000 | AED 275,000 | 5% | 79 sales | 696 contracts | median price from 41 sales and median rent from 352 contracts for this home type |
| Collective | two-bedroom apartment | AED 1,690,000 | AED 110,000 | 6.5% | 103 sales | 649 contracts | median price from 54 sales and median rent from 315 contracts for this home type |
Source: BrickDXB building pages, DLD-registered sales and Ejari rent contracts over the last twenty-four months; data as of .
Buildings are ranked by registered transactions, meaning DLD-registered sales plus Ejari rent contracts over the last twenty-four months, as published on each building's BrickDXB page. Each row shows the median price, median rent and gross yield for the building's most-sold home type, with its own sample sizes; these medians, yields and samples also cover those twenty-four months, unlike the twelve-month area tables, and the source line gives the end date. This is a ranking of activity, not a list of every building or a recommendation. BrickDXB files these buildings under its Dubai Hills Estate area; whether each one sits inside Emaar's master community is to be confirmed, so check the address on the title deed or Oqood.
Living in Dubai Hills Estate
Schools
Emaar lists 3 schools in the community. One is GEMS Wellington, which describes itself as located in the heart of Dubai Hills. Check each school's curriculum, fees and current rating in the KHDA directory before you choose a home.
Healthcare
King's College Hospital London runs Dubai Hills Hospital on Al Khail Road, which it describes as a multi-speciality tertiary hospital with 100 beds and a round-the-clock emergency department. Check which hospitals your insurance covers.
Parks
Emaar lists 1,450,000 sq m of parks and open space, including Dubai Hills Park at 180,000 sq m, a cycle route of 54 km and Dubai Hills Mall at 282,000 sq m. Ask us which parks and play areas are closest to a specific building or villa cluster.
Transport
Emaar's community page describes the location by drive times and does not list a metro station, so plan on driving or using buses and taxis. Test the route from the exact building at the hours you would travel before you commit.
Commute times
The drive times below are Emaar's own approximate figures for the community, not our measurements. Emaar says they vary by location within the community and mode of transport; expect longer at peak.
| Landmark | Time |
|---|---|
| Downtown Dubai | 15 min |
| Dubai Marina | 15 min |
| Dubai International Airport | 20 min |
| Expo 2020 site | 25 min |
| Al Maktoum International Airport | 30 min |
Similar areas
Frequently asked questions
Is Dubai Hills Estate freehold?
Dubai's freehold regulation, which lists land by area and plot number, does not name Dubai Hills Estate, and we have not matched the community to a later instrument, so the designating instrument is to be confirmed. Check the exact unit in the DLD Property Status Enquiry before you sign or pay.
Who developed Dubai Hills Estate?
Emaar markets and develops the community, which it calls the Green Heart of Dubai, with apartments, villas and townhouses. Individual buildings in BrickDXB's area can come from other developers, so check who built the unit you are considering.
How much does a one-bedroom apartment cost in Dubai Hills Estate?
The median registered sale price was AED 1,750,000, or a median AED 2,366/sq ft, from 990 sales over the latest twelve months. Individual towers can sit well above or below the median, so compare registered sales in the building you want.
What do villas and townhouses cost in Dubai Hills Estate?
The median three-bedroom villa or townhouse sold for AED 4,800,000 from 59 sales, and the median four-bedroom for AED 5,700,000 from 65 sales. Median rents were AED 240,000 from 776 contracts and AED 290,000 from 817 contracts respectively. Sale samples are small, so look at comparable villas in the same cluster.
What is the rent for a one-bedroom in Dubai Hills Estate?
The median Ejari rent was AED 90,000 a year, from 2,639 contracts. The median for new leases was AED 90,000 and the median on renewals was AED 90,000; renewal increases are capped by the RERA rental index.
What rental yield do Dubai Hills Estate homes make?
Median gross yields for apartments ranged from 5.1% for a one-bedroom to 6.9% for a studio, a thinner sample of 68 sales; three- and four-bedroom villas or townhouses showed 5% and 5.1%. These are historical gross figures before service charges, vacancy and fees, not a forecast or a promise of return.
Have prices in Dubai Hills Estate gone up?
Not over the latest year: the median sale price per square foot was 0.3% lower than in the previous twelve months, according to BrickDXB's analysis of DLD registered sales. Community medians move with the mix of homes sold, so look at the specific building and unit type.
Is there a hospital in Dubai Hills Estate?
Yes. King's College Hospital London's Dubai Hills Hospital is in the community and lists a round-the-clock emergency department.
Is there a metro in Dubai Hills Estate?
Emaar does not list a metro station for the community; it gives drive times instead, for example 15 min to Downtown Dubai. Check current routes in the RTA journey planner.
Which off-plan projects are in Dubai Hills Estate?
Emaar's page shows recent releases such as Palace Residences Hillside from AED 1,719,888 and Vida Residences Hillside from AED 1,827,888, with no handover quarter shown. Ask for the completion date in the sale and purchase agreement, and confirm the escrow account with the developer and the escrow bank.
What are service charges in Dubai Hills Estate?
Each jointly owned building or villa community has its own DLD-approved budget. Ask the seller for the latest statement, or ask us to check the approved figure for the building.