DAMAC HILLS 2
mixed community
One of Dubai's most affordable villa communities, offering townhouses and villas with crystal lagoons, water parks, and community amenities.
DUBUY VERDICT
Yield play if cashflow is the goal
Gross yield clears 7.8% — comfortably above the city median. Capital growth has been soft; this is a hold-for-income market, not a flip-for-capital market.
YoY change
+11.2%
3-yr growth
+7%
Gross yield
7.8%
5yr volume
13,278
Median PSF
AED 1,170
All types
YoY change
+11.2%
3-yr growth
+7%
PSF growth to 2026
Gross yield
7.8%
Ejari, last 12m
DAMAC HILLS 2 is a mixed apartment-and-villa community in Dubai with 13,278 transactions on record over the last five years. Median price per square foot sits at AED 1,170, up 11.2% year-on-year, tracking below the city-wide 13.3% benchmark. Use the tabs above to drill into the market detail, rental economics, schools catchment, lifestyle amenities, off-plan pipeline or active listings.
Affordability quick-look
Pre-filled with DAMAC HILLS 2 median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Monthly payment
AED 7K
Loan AED 1.33M · 25 yrs @ 4.5%
Indicative only — real rates vary by bank, residency status and credit profile. UAE typically requires 20–25% down for residents, 35–50% for non-residents.
What residents say about DAMAC HILLS 2
Praised for excellent amenities including pools, beaches, and recreational facilities. Criticised for quality control delays occurring at final handover stage.
Resident sentiment
Above average
vs all tracked Dubai communities
“Well-maintained furnished townhouse with good size”
“Quality control delays occurring at final handover stage”
Reddit r/dubai, r/UAE, r/expats · 26 on-topic mentions · updated 2026-04-24
What they talk about
- price100%
- amenities67%
- community67%
- build quality58%
- family friendly58%
- rent33%
Sentiment trend
—
Need 3 more quarters
Mostly discussed by
people considering a move
73% of mentions
What people praise
- +Excellent amenities including pools, beaches, and recreational facilities×2
- +Well-maintained furnished townhouse with good size×1
- +Direct owner rental avoids agent fees×1
- +Comprehensive family-oriented facilities and amenities×1
- +Strong school options nearby×1
What people criticise
- −Quality control delays occurring at final handover stage×1
- −Unexpected re-inspection causing schedule disruptions for new owners×1
- −Extremely expensive daily commute to DMCC without personal transport×1
- −Location impractical for non-drivers working downtown×1
- −Lease terms restrict subletting options for unhappy tenants×1
What people talk about
Horizontal bars showing how often each aspect is discussed and how positively or negatively. Longest bars are most-discussed aspects.
Paraphrased by AI from the original Reddit content — never verbatim. Click any card to read the source thread.
“Well-maintained furnished townhouse with good size”
“Comprehensive family-oriented facilities and amenities”
“Offers good spaciousness relative to cost”
“Quality control delays occurring at final handover stage”
“Extremely expensive daily commute to DMCC without personal transport”
“Water leakage issues in units after rain”
Who's talking
Communities with similar vibes
Based on cosine similarity of what people praise and criticise about each area.
Based on 26 Reddit posts and comments (2021–2026) from r/dubai, r/UAE, r/expats and r/digitalnomad, scored by Claude Haiku. Last updated 2026-04-24. Read the full methodology.
Market Context
Dubai's property market has grown 60% since the 2020 pandemic low. DAMAC HILLS 2 is growing more moderately, which may indicate better value opportunities.
Nearby schools1 schools
View on DubaiSchools.ai0
0
1
10/100
Available Curriculums
School data from DubaiSchools.ai • KHDA ratings • Updated May 2026
Local amenities
Amenities within 2.5km walking distance • 0 total outlets near DAMAC HILLS 2
Almost All Errands Require a Car
Lifestyle Scores
Data source: OpenStreetMap via Overpass API • 2.5km radius • Last updated: June 2026
Transport & Lifestyle
Based on metro, tram, bus & marine access
Based on parks, cycling tracks & local amenities
Nearby Landmarks & Transport
Based on DLD transaction records for properties in DAMAC HILLS 2
Metro Stations
Al Jafiliya Metro
Nearest
World Trade Centre Metro
Financial Centre Metro
Shopping Malls
Mercato Mall
Nearest
Dubai Mall
BurJuman Centre
Landmarks
La Mer
Nearest
Museum of the Future
Burj Khalifa
Travel times from DAMAC HILLS 2
Real drive times based on Dubai road network • Peak hours (8-10am, 5-8pm) shown
Airport access
Drive times from DAMAC HILLS 2 to Dubai airports
Future: Expanding to become world's largest airport by 2040
Strategic Airport Location
Closer to Al Maktoum Airport (DWC) - Dubai's future main hub. Only 22 min drive vs 51 min to DXB.
Drive times are estimates based on distance and typical Dubai traffic patterns. Actual times may vary based on traffic conditions and route taken.
Future developmentsPositive outlook
Coming Soon: Al Maktoum International Airport Expansion
Key infrastructure improvements coming to this area. Al Maktoum International Airport Expansion will enhance connectivity and amenities.
Planned & Ongoing Projects (2)
Al Maktoum International Airport Expansion
Massive expansion to make DWC the world's largest airport with 5 parallel runways, 400+ gates, and capacity for 260 million passengers annually. Will become Emirates' new hub.
- Major employment hub (500,000+ jobs)
- Significant property value appreciation for nearby areas
- World-class connectivity
Emirates Road (E311) Capacity Upgrade
Widening and improvement of Emirates Road to handle increased traffic from growing southern communities.
- Reduced commute times
- Better connectivity to Dubai South
- Supports residential growth
Data compiled from Dubai 2040 Urban Master Plan, RTA announcements, developer publications, and official government sources. Project timelines are subject to change.
Active listings in DAMAC HILLS 2
Sale and rental listings pulled from PropertyFinder. Filter by purpose, bedrooms, or price — sort live.
No active listings indexed yet
PropertyFinder syncs are weekly. Try again soon, or browse PropertyFinder directly.
Price per sqft · 2020–2026
Median AED/sqft from DLD transactions
Median sale price by bedroom
DLD transaction records, 2020–2026
| Type | Median Price | AED/sqft | Sales |
|---|---|---|---|
| Studio | AED 373K | 877 | 545 |
| 1 B/R | AED 655K | 1,181 | 1,731 |
| 2 B/R | AED 962K | 1,183 | 589 |
Investability index
5-driver composite · v1.0
Investor-leaning. Not a buy/sell signal — cross-reference drivers before deciding.
6-month forecast
From 2025Q4 · 8 quarters of data
AED 1,005/sqft → AED 996/sqft
Range AED 916 – 1,076· -5.5 pp vs Dubai forecast (+4.7%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
0% off-plan share — low incoming supply
OLS trend + supply pressure + sentiment momentum. Not a substitute for property-level appraisal. Methodology →
Buy vs rent
Years until buying beats renting · 25% down · 4% nominal growth
Buying breaks even in ~1 years — strong investment case
Median price
AED 1.77M
Annual rent
AED 138K
7.8% gross yield
Net @ 5y vs renting
+AED 598K
Net @ 10y vs renting
+AED 1.58M
Rental yields
Gross · last 24 months Ejari ÷ DLD median sale
+0.6 pp vs Dubai median
By bedroom type
AED 48K/yr ÷ AED 655K
AED 83K/yr ÷ AED 962K
Gross yield only — service charges (0.5–1.5%) and management costs not deducted. Confidence reflects sample size: high (≥25/25), medium (≥10/10).
RERA Rent Increase Calculator
Dubai Law No. 43 of 2013 — what can your landlord legally charge?
How RERA calculates the cap (Law 43 of 2013)
| Current rent vs market | Max increase |
|---|---|
| At or above market | 0% |
| Up to 10% below market | 0% |
| 11–20% below market | 5% |
| 21–30% below market | 10% |
| 31–40% below market | 15% |
| More than 40% below market | 20% |
Market rate is the RERA rental index for this community + unit type, derived from Ejari registration data. Data covers thousands of registered contracts.
Proximity premiums
Highest-psf POIs vs area median · 14,887 transactions
Landmarks
Motor City
AED 1,154/sqft · 12290 sales
Dubai Cycling Course
AED 765/sqft · 28 sales
Source: DLD Pulse (CC0). Premium = transactions tagged with this POI vs area median. Reflects buyer choice, not pure proximity value.
Value a unit in this community
Bedroom-specific psf, building-tier adjusted, with the actual comparables we used. Free — methodology shown.
Price Trends
Median PSF change over time
3 months
-7.7%
6 months
-17.8%
1 year
-17.1%
2 years
+9.5%
Median price per square foot (PSF), quarter-on-quarter, ending 2025Q4. From DLD transactions; monthly granularity isn't published.
| Quarter | Median/sqft | Transactions | Change |
|---|---|---|---|
| 2026Q1 | AED 1,050 | 71 | +4.5% |
| 2025Q4 | AED 1,005 | 551 | -7.7% |
| 2025Q3 | AED 1,089 | 599 | -10.9% |
| 2025Q2 | AED 1,222 | 718 | -4.2% |
| 2025Q1 | AED 1,275 | 1,366 | +5.2% |
| 2024Q4 | AED 1,212 | 1,705 | +3.5% |
| 2024Q3 | AED 1,171 | 1,999 | +4.2% |
| 2024Q2 | AED 1,124 | 864 | +5.8% |
| 2024Q1 | AED 1,062 | 848 | +15.7% |
| 2023Q4 | AED 918 | 523 | -5.8% |
| 2023Q3 | AED 975 | 804 | +22.6% |
| 2023Q2 | AED 795 | 426 | +6.6% |
| 2023Q1 | AED 746 | 272 |
Property Mix
By Type
Room Distribution
Developers2 developers
Scores are editorial — DLD delivery record + RERA filings + industry reportsDAMAC Properties
- •Branded partnerships (Versace, Cavalli, Trump)
- •Strong ROI
- •Flexible payment plans
- •Service charges can be high
- •Some projects delayed historically
Emaar Properties
- •Strongest brand recognition
- •Proven delivery track record
- •Premium locations
- •Premium pricing
- •Slower capital appreciation in mature areas
Area health & valuations
Healthcare, education, government housing, air quality, and official land valuations.
Real Estate Agents in Dubai
DLD-licensed agents • 39,463 registered brokers from 12,135 agencies
View All AgentsTop Agencies by Team Size
Featured Agents
All agents verified through Dubai Land Department (DLD) licensing system
Rental market in DAMAC HILLS 2
8,670 Ejari contracts · DLD official data
Median Annual Rent
AED 95K
Monthly Equivalent
AED 7,917
Gross Yield
5.4%
New vs Renewed
5,298 new
3,372 renewed
Rent by Bedroom Type
6 Bedrooms
171 contracts
AED 215K/yr
AED 17,917/mo
studio Bedrooms
1432 contracts
AED 4669K/yr
AED 389,083/mo
1 Bedroom
352 contracts
AED 48K/yr
AED 4,000/mo
2 Bedrooms
211 contracts
AED 83K/yr
AED 6,875/mo
3 Bedrooms
5710 contracts
AED 90K/yr
AED 7,500/mo
4 Bedrooms
565 contracts
AED 111K/yr
AED 9,277/mo
5 Bedrooms
229 contracts
AED 140K/yr
AED 11,667/mo
Rental market by bedrooms
Source: DLD Ejari rental contracts
Service charges
RERA-registered rates for DAMAC HILLS 2
Average
AED 8/sqft
Source: RERA / DLD (2025)
Room-type yield matrix
Estimated gross yield by bedroom type · Ejari rental data
| Type | Avg Size | Est. Price | Annual Rent | Gross Yield | Net Yield |
|---|---|---|---|---|---|
| Studio | ~42 sqm | AED 529K | AED 42K | 9.5% | 8.1% |
| 1 B/R | ~68 sqm | AED 856K | AED 62K | 8.7% | 7.4% |
| 2 B/R | ~98 sqm | AED 1234K | AED 83K | 7.8% | 6.6% |
Buildings in DAMAC HILLS 2
20 buildings with DLD transaction data
DAMAC ISLANDS 2 - BAHAMAS 2
Off-PlanVilla4 B/R, 5 B/R
Median/sqft
AED 1,822
Median Price
AED 2.8M
Avg Size
144 sqm
DAMAC ISLANDS 2 - CUBA
Off-PlanVilla4 B/R, 5 B/R
Median/sqft
AED 1,772
Median Price
AED 2.9M
Avg Size
144 sqm
DAMAC ISLANDS 2 - BAHAMAS 1
Off-PlanVilla4 B/R, 5 B/R,
Median/sqft
AED 1,822
Median Price
AED 2.9M
Avg Size
144.1 sqm
DAMAC ISLANDS 2 - BERMUDA
Off-PlanVilla4 B/R, 5 B/R
Median/sqft
AED 1,822
Median Price
AED 2.9M
Avg Size
144 sqm
DAMAC ISLANDS 2 - TAHITI 2
Off-PlanVilla4 B/R, 5 B/R
Median/sqft
AED 1,784
Median Price
AED 2.9M
Avg Size
144 sqm
DAMAC ISLANDS 2 - MAUI
Off-PlanVilla4 B/R, 5 B/R
Median/sqft
AED 1,872
Median Price
AED 2.9M
Avg Size
144.1 sqm
Serro 2 The Heights
CommercialMedian/sqft
AED 1,482
Median Price
AED 8.0M
Avg Size
471.9 sqm
DAMAC ISLANDS 2 - BARBADOS 1
Off-PlanVilla4 B/R, 5 B/R
Median/sqft
AED 1,822
Median Price
AED 2.9M
Avg Size
144 sqm
Salva The Heights
CommercialMedian/sqft
AED 1,540
Median Price
AED 8.3M
Avg Size
475.8 sqm
DAMAC ISLANDS 2 - BARBADOS 2
Off-PlanVilla4 B/R, 5 B/R
Median/sqft
AED 1,822
Median Price
AED 2.8M
Avg Size
144 sqm
DAMAC ISLANDS 2 - TAHITI 1
Off-PlanVilla5 B/R, 4 B/R
Median/sqft
AED 1,822
Median Price
AED 3.3M
Avg Size
144.1 sqm
Serro The Heights
CommercialMedian/sqft
AED 1,353
Median Price
AED 6.6M
Avg Size
456.9 sqm
Evelyn on the Park
Off-PlanFlat1 B/R, 2 B/R, 3 B/R
Median/sqft
AED 1,851
Median Price
AED 1.3M
Avg Size
73.9 sqm
ROSEWELL
Off-PlanFlat2 B/R, 1 B/R
Median/sqft
AED 1,771
Median Price
AED 1.6M
Avg Size
83.3 sqm
HOLLAND GARDENS
Flat2 B/R, 1 B/R, 3 B/R
Median/sqft
AED 1,447
Median Price
AED 1.5M
Avg Size
99 sqm
Camden
Off-PlanFlat1 B/R, 2 B/R, 3 B/R
Median/sqft
AED 1,727
Median Price
AED 1.3M
Avg Size
78.9 sqm
MAHA TOWNHOUSES
Villa3 B/R, 4 B/R
Median/sqft
AED 1,494
Median Price
AED 3.0M
Avg Size
182.7 sqm
DAMAC HILLS (2) - VIRIDIS
FlatStudio, 1 B/R, 2 B/R
Median/sqft
AED 1,050
Median Price
AED 470K
Avg Size
40 sqm
Fiori
Off-PlanFlat2 B/R, 1 B/R, 3 B/R
Median/sqft
AED 1,683
Median Price
AED 1.4M
Avg Size
82.6 sqm
DAMAC HILLS (2) - JANUSIA
ResidentialMedian/sqft
AED 1,063
Median Price
AED 1.8M
Avg Size
174.8 sqm
Per-building projection
10 buildings · ≥40 sales eachWithin DAMAC HILLS 2, the predictor projects each high-volume building separately — building median PSF vs community median, multiplied by the community 36-month projection.
DAMAC HILLS (2) - ELO 2
-8.8%±7.5pp- Building PSF
- AED 1,284/sqft
- vs community
- +24.1%
- 36m horizon
- Calibrated
Composite of leverage trend, transaction velocity, asking-vs-realized wedge, sentiment proxy, and off-plan share. Higher = more vulnerable to a downturn. Not a buy/sell signal — context only.
Green coverage
Low green coverageCounts OpenStreetMap-tagged green features (parks, gardens, woods, grass, pitches) within a 2.5km walking radius of the community centroid. Weighted score privileges named parks + established woods over generic grass strips. v2 will add ESA WorldCover 10m satellite NDVI for actual % canopy coverage — captures everything green including private gardens, road verges, and golf courses.
Flood exposure
Severe flooding reported (2024)April 2024: Severely waterlogged for over a week; access cut off, power outages.
A conservative, news-derived read of communities reported flooded in the April 2024 event — indicative only, not an engineering, drainage or insurance assessment. Elevation is shown as context, not used to score risk (Dubai is flat; drainage drives flooding). Communities without a rating were simply not reported — that is not evidence of safety. Methodology
Time machine
historical median PSFPick a date and click "Look up" to see this community's median PSF and transaction counts on that day. Data starts from when our weekly DLD pipeline began persisting snapshots.
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Similar to DAMAC HILLS 2
Data updated June 2026 · DLD Official Records
Highlights
Compare & explore
All guides & rankingsFrequently asked questions about DAMAC HILLS 2
What is the average property price in DAMAC HILLS 2?
The median property price in DAMAC HILLS 2 is AED 1,774,130, with a median price per square foot of AED 1,170. Prices have changed +11.2% year-over-year as of the latest DLD data.
What types of properties are available in DAMAC HILLS 2?
DAMAC HILLS 2 is a mixed-use community with approximately 21% apartments and 7% villas. The most common property types include Flat (2,330), Hotel Apartment (309), Hotel Rooms (70).
How is the real estate market performing in DAMAC HILLS 2?
DAMAC HILLS 2 has seen 13,278 property transactions over the past 5 years. The current year-over-year price change is +11.2%, with 8,721 transactions in the last 12 months. This data is sourced from the Dubai Land Department (DLD).
Numbers above are derived from Dubai Land Department (DLD) transaction records and Ejari rental contracts as of early 2026.How we built this.