DAMAC HILLS 2
mixed community
Buyer read
Accessible entry with a resilient risk profile
Apartments have a median sale price of AED 660K. 4% of recent sales are off-plan, while market activity ranks above average. The downside profile is robust, based on 3 of 5 available inputs.
AED 660K
Apartment median · 5-year DLD sample
4% off-plan
Low supply-pressure proxy
Above average
Relative to Dubai communities
Robust
3 of 5 risk inputs available
One of Dubai's most affordable villa communities, offering townhouses and villas with crystal lagoons, water parks, and community amenities.
Median PSF
AED 1,048
All types
YoY change
-14.1%
5-yr sales
10,889
DLD transactions
Gross yield
6.8%
Ejari, last 12m
DUBUY VERDICT
Convenience varies by pocket
DAMAC HILLS 2 offers a car-dependent daily routine with public-transport coverage is unscored. The mapped inventory covers 0 named venues; use the detail cards below to check the categories that matter to your routine.
Amenity access
0/100
Outdoor access
—
Transit
—
Mapped venues
0
Dining
0/100
0 mapped
Shopping
0/100
0 mapped
Health
0/100
0 mapped
Nightlife
0/100
0 mapped bars
DUBUY VERDICT
A compact nearby school catchment
1 school sits in the mapped catchment; 1 currently has a KHDA inspection rating, including 0 rated Very Good or Outstanding. Families can choose across 1 curriculum; check actual drive times and admissions availability below.
Schools nearby
1
Top-rated
0
Curricula
1
Best rating
Good
Schools nearby
1
Within the mapped catchment
Curriculum
UK
Median fees
AED 54K
Approx. annual fee
Rating
Good
Best nearby KHDA rating
DUBUY VERDICT
Solid all-rounder no standout signal
DAMAC HILLS 2 sits near the median on every key metric. Liquidity is deep; returns are mid-pack — a reasonable place, no obvious edge.
YoY change
-14.1%
3-yr growth
+22%
Gross yield
6.8%
5yr volume
10,889
Current PSF
AED 1,010
6-month forecast
-7.4%
Forecast range
860–1,010
AED per sqft
Confidence
Medium
Model confidence
DAMAC HILLS 2 is a mixed apartment-and-villa community in Dubai with 10,889 transactions on record over the last five years. Median price per square foot sits at AED 1,048, down 14.1% year-on-year, tracking below the city-wide 8.3% 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 1.20M · 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.
PROPERTY CATALOGUE
Homes in DAMAC HILLS 2
DAMAC HILLS 2 is led by apartments, with 60 named developments and home types available to research.
Home types
4
Registered and marketed
Typical size
435 sqft
Community median
Named homes
60
Projects and home types
Floor plans
0 licensed
Rights-cleared only
Apartments
Studio, 1 B/R, 2 B/R, 3 B/R, 4 B/R
317–805 sqft
Villas
3 B/R, 4 B/R, 5 B/R, 6 B/R
Not published
Hotel apartments
Studio, 1 B/R, 2 B/R
407–1,093 sqft
Includes Tijara Town, DAMAC HILLS (2) - ELO 2 & ELO 3, DAMAC HILLS (2) - VIRIDIS and 57 more.
Explore all homesMarket temperature & historical discussion for DAMAC HILLS 2
Archived discussion themes: Praised for excellent amenities including pools, beaches, and recreational facilities. Criticised for quality control delays occurring at final handover stage.
Historical discussion
Above average
historical discussion rank among covered Dubai areas
Dated 2021–2026 archive from r/dubai, r/UAE and r/expats · 26 on-topic mentions · latest item Apr 23, 2026 · last scored 2026-07-21
Discussion 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
- +Good size and amenities for remote workers×1
- +Competitive pricing for 4-bedroom townhouses×1
- +Large community with diverse resident base×1
- +Lowest prices among comparable townhouse communities×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
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. Latest collected item: Apr 23, 2026. Last scored 2026-07-21. 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.aiAvailable Curriculums
School data from DubaiSchools.ai • KHDA ratings • Updated May 2026
Local amenities
Mapped amenities within a 2.5km straight-line radius • 0 total outlets near DAMAC HILLS 2
Sparse mapped amenities · based on mapped POI density, not routed walking conditions
Lifestyle Scores
Data source: OpenStreetMap via Overpass API • 2.5km straight-line radius • Source snapshot: January 2026
Transport & Lifestyle
Sparse mapped greenery · #69 of 75 mapped Dubai communities The 1 figure counts OpenStreetMap park-tagged features within 2.5km of the community centre. It does not mean 1 distinct named parks or confirm walking access.
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.
Market history
Prices rose 1.6% while sales fell 17% last quarter.
Median sale price per sqft and registered sales, by completed quarter. Volume often moves before price.
Latest median PSF
AED 1,068
Q2 2026
3m price change
+1.6%
vs prior completed quarter
Quarter sales
229
Q2 2026
3m sales change
-17.3%
vs prior completed quarter
Completed quarters are used instead of raw 1-month changes because DLD registrations typically lag 4–8 weeks and thin monthly samples can overstate changes in the mix of homes sold.
Ready vs off-plan · DLD
Ready / resale
AED 1,094/sqft
7,639 sales
Off-plan (developer)
AED 1,199/sqft
1,611 sales
Median AED/sqft from DLD, split by registration type. Off-plan reflects developer / Oqood pricing; ready reflects secondary-market resale.
Median sale price by bedroom
DLD transaction records, 2020–2026
| Type | Median Price | AED/sqft | Sales |
|---|---|---|---|
| Studio | AED 361K | 866 | 220 |
| 1 B/R | AED 659K | 1,184 | 1,293 |
| 2 B/R | AED 976K | 1,209 | 452 |
Ejari rental contracts
Government-filed · 30,237 contracts
6-month forecast
From 2026Q3 · 8 quarters of data
AED 1,010/sqft → AED 935/sqft
Range AED 860 – 1,010· -9.0 pp vs Dubai forecast (+1.6%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
4% off-plan share — low incoming supply
OLS trend + supply pressure + dated discussion momentum. Not a substitute for property-level appraisal. Methodology →
Buy vs rent
Buying breaks even in ~1.2 years — strong investment case
See the year-by-year buy-vs-rent cashflow for DAMAC HILLS 2
Pro members get the full 30-year simulation chart with sensitivity sliders.
Rental yields
Gross · last 24 months Ejari ÷ DLD median sale
+0.9 pp vs Dubai median
By bedroom type
AED 23K/yr ÷ AED 361K
AED 45K/yr ÷ AED 659K
AED 85K/yr ÷ AED 976K
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.
Asking vs DLD
41% of active listings sit >15% above DLD median — negotiation room before you offer.
See the building-level asking-vs-DLD gap in DAMAC HILLS 2
Pro members get every building's premium-vs-fair-value, ranked — useful for finding negotiation room before you offer.
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
-5.4%
6 months
-3.9%
1 year
-7.6%
2 years
-13.8%
Median price per square foot (PSF), quarter-on-quarter, ending 2026Q3. From DLD transactions; monthly granularity isn't published.
| Quarter | Median/sqft | Transactions | Change |
|---|---|---|---|
| 2026Q3 | AED 1,010 | 84 | -5.4% |
| 2026Q2 | AED 1,068 | 229 | +1.6% |
| 2026Q1 | AED 1,051 | 277 | +6.4% |
| 2025Q4 | AED 988 | 439 | -9.6% |
| 2025Q3 | AED 1,093 | 467 | -11.1% |
| 2025Q2 | AED 1,229 | 554 | -4.3% |
| 2025Q1 | AED 1,284 | 1,156 | +6.2% |
| 2024Q4 | AED 1,209 | 1,375 | +3.2% |
| 2024Q3 | AED 1,172 | 1,573 | +4.2% |
| 2024Q2 | AED 1,125 | 704 | +6.3% |
| 2024Q1 | AED 1,058 | 726 | +14.4% |
| 2023Q4 | AED 925 | 419 | -7.2% |
| 2023Q3 | AED 997 | 626 | +29.3% |
| 2023Q2 | AED 771 | 281 | +6.5% |
| 2023Q1 | AED 724 | 217 | +2.8% |
| 2022Q4 | AED 704 | 230 | +0.6% |
| 2022Q3 | AED 700 | 336 | -2.6% |
| 2022Q2 | AED 719 | 269 | +2.0% |
| 2022Q1 | AED 705 | 289 | -1.9% |
| 2021Q4 | AED 719 | 401 | +2.1% |
| 2021Q3 | AED 704 | 237 |
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 • 8,724 registered brokers from 792 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
9,788 Ejari contracts · DLD official data
Median annual rent
AED 87K
Registered Ejari contracts
Monthly equivalent
AED 7,250
Annual median divided by 12
Gross yield
5.4%
Before service charges and costs
New / renewed
5,846 / 3,942
Contract counts
Rent by Bedroom Type
6 Bedrooms
206 contracts
AED 215K/yr
AED 17,917/mo
studio Bedrooms
1293 contracts
AED 23K/yr
AED 1,917/mo
1 Bedroom
379 contracts
AED 45K/yr
AED 3,750/mo
2 Bedrooms
254 contracts
AED 85K/yr
AED 7,083/mo
3 Bedrooms
6675 contracts
AED 90K/yr
AED 7,500/mo
4 Bedrooms
711 contracts
AED 110K/yr
AED 9,167/mo
5 Bedrooms
270 contracts
AED 140K/yr
AED 11,667/mo
Rental market by bedrooms
Source: DLD Ejari rental contracts
Off-plan risk
33/100
Moderate
Headline risk for DAMAC HILLS 2. Buyer Pro explains the five supply, developer, pricing, liquidity, and momentum drivers.
Explain DAMAC HILLS 2's off-plan risk score
See the five scored drivers covering supply concentration, developer delivery, price premium, exit liquidity, and momentum.
Composite of leverage trend, transaction velocity, asking-vs-realized wedge, market-temperature proxy, and off-plan share. Exact scores require at least 4 of 5 inputs; lower coverage is shown as a tier only. Higher = more vulnerable to a downturn. Not a buy/sell signal — context only.
Mapped greenery
Sparse mapped greeneryCounts OpenStreetMap-tagged green features (parks, gardens, woods, grass and pitches) within a 2.5km straight-line search radius of the community centroid. The tier is relative to other Dubai communities and does not claim walkability or shade. Satellite vegetation is the ESA WorldCover 2021 share at 10m resolution when available.
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.
Watch DAMAC HILLS 2
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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 1,600,000, with a median price per square foot of AED 1,048. Prices have changed -14.1% year-over-year as of July 2026.
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 10,889 property transactions over the past 5 years. The current year-over-year price change is -14.1%, with 1,318 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 July 2026.How we built this.