#1 by matching listings
Zoe King
Agency not supplied by feed
79% of observed sale portfolio here
AED 1.5M–11.3M
DAMAC HILLS 2
mixed community
AED 1,053/sqft-14.0%YoY
Buyer read
Accessible entry with a resilient risk profile
1-bed homes have a median sale price of AED 660K. 5% of recent sales are off-plan, while market activity ranks top 5%. The downside profile is robust, based on 3 of 5 available inputs.
Entry unit
AED 660K
1-bed median · 2026 YTD
Recent sale mix
5% off-plan
Low supply-pressure proxy
Market activity
Top 5%
Relative to Dubai communities
Downside profile
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 1,053
All types
YoY change
-14.0%
5-yr sales
12,646
DLD transactions
Gross yield
6.6%
Ejari, last 12m
DLD records through November 2026FreshYieldFreshForecastFresh
DAMAC Properties· Premium16,026residents· 2026 est.· 7K householdsEst. 2017
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 2 named venues; use the detail cards below to check the categories that matter to your routine.
Amenity access
4/100
Outdoor access
—
Transit
—
Mapped venues
2
Dining
0/100
1 mapped
Shopping
0/100
1 mapped
Health
0/100
0 mapped
Nightlife
0/100
0 mapped bars
HighlightsCrystal lagoonsWater parkMost affordable villas in Dubai
DUBUY VERDICT
Lifestyle pick not investor turf
Returns are mid-pack on both yield and growth, but residents speak well of the area. Best fit for end-users prioritising living-in over rent-out economics.
YoY change
-14.0%
3-yr growth
+23%
Gross yield
6.6%
5yr volume
12,646
Median PSF
AED 1,053
All types
YoY change
-14.0%
5-yr sales
12,646
DLD transactions
Gross yield
6.6%
Ejari, last 12m
DAMAC HILLS 2 is a mixed apartment-and-villa community in Dubai with 12,646 transactions on record over the last five years. Median price per square foot sits at AED 1,053, down 14.0% year-on-year, tracking below the city-wide 5.3% benchmark. Use the evidence groups above to test daily life, market depth, available homes, and downside before deciding what to do next.
Affordability quick-look
Pre-filled with DAMAC HILLS 2 median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Property priceAED 1.65M
Down payment25% · AED 413K
Monthly payment
AED 7K
Loan AED 1.24M · 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.
Explore property types:Apartments(2,723)
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
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.
Market temperatureTop 5%97th percentileDLD transaction velocity, asking-price compression, acceleration and stability · updated 2026-11-04
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
Considering a move 73%Residents 15%Agents / brokers 8%Investors 4%
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 VERDICT
Price momentum is softening over the longer cycle
DAMAC HILLS 2 is tracking below Dubai's current 5.3% annual benchmark. Read price direction together with volume, yield, and forecast confidence rather than treating one change figure as a buy signal.
YoY change
-14.0%
3-yr growth
+23%
12m sales
1,349
Forecast
medium
Current PSF
AED 1,132
6-month forecast
-4.3%
Forecast range
997–1,171
AED per sqft
Confidence
Medium
Model confidence
HOMES & LISTINGS VERDICT
There is enough stock to narrow by name
DAMAC HILLS 2 is led by apartments, with 60 named developments and home types available to research.
Named profiles
60
Primary stock
Mixed
Agent evidence
Available
Off-plan mix
5%
Named profiles
60
complete catalogue
Primary stock
Mixed
21% of observed mix
12m sales
1,349
DLD transactions
Agent evidence
Available
Observed listing specialists
RISK & SUPPLY VERDICT
No single downside signal dominates
Supply concentration, delivery pipeline, leverage, liquidity, flood exposure, and forecast uncertainty can change the exit case. The current downside profile is robust with 3 of 5 composite inputs available.
Supply pressure
low
Downside
Robust
Forecast confidence
medium
Mapped greenery
Sparse
Off-plan share
5%
Recent ready/off-plan sales
Supply pressure
Low
1,349 sales sampled
Downside profile
Robust
3 of 5 inputs
Forecast confidence
Medium
Scenario confidence
Market Context
Dubai Property Index
153.7
+5.3% YoY (citywide DLD)
This Area vs Market
Underperforming
-14.0% vs +5.3%
Housing Inflation
5.3%
Annual (Dubai average)
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.
Local amenities
Mapped amenities within a 2.5km straight-line radius • 2 total outlets near DAMAC HILLS 2
Amenity access score
4/100
Sparse mapped amenities · based on mapped POI density, not routed walking conditions
Food & Drink
1
Restaurants0
Cafes & Coffee1
Bars & Nightlife0
Click to explore venues
Shopping
1
Supermarkets0
Mini Marts1
Click to explore venues
Health
0
Pharmacies0
Clinics0
Lifestyle
0
Gyms & Fitness0
Spas0
Salons0
Lifestyle Scores
Dining0/100
Shopping0/100
Health0/100
Nightlife0/100
Data source: OpenStreetMap • 2.5km straight-line radius • Source snapshot: November 2026
Transport & Lifestyle
Sparse greenery
1 park features
Sparse mapped greenery · #79 of 86 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
Al Qudra Lakes
Park • 9.9 km
132 min
walk
24 min
drive
Airport access
Drive times from DAMAC HILLS 2 to Dubai airports
DXB
Dubai International
31.8 km
Off-peak38 min
Normal51 min
Peak hour1h 32m
Via Dubai-Al Ain Road (E66) or direct via Airport Road
~1 Salik toll gate
DWCNearest
Al Maktoum International
14 km
Off-peak17 min
Normal22 min
Peak hour40 min
Via Emirates Road (E611) → Expo Road
~1 Salik toll gate
Future: Expanding to become world's largest airport by 2040
AUH
Abu Dhabi International
86.9 km
Off-peak1h 44m
Normal2h 19m
Peak hour4h 10m
Via Sheikh Zayed Road (E11) → Abu Dhabi
~3 Salik toll gates
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)
Airport
Al Maktoum International Airport Expansion
In PlanningHigh Impact
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.
2030-2040 (phased)AED 128 billion
Key Benefits:
- Major employment hub (500,000+ jobs)
- Significant property value appreciation for nearby areas
- World-class connectivity
Infra
Emirates Road (E311) Capacity Upgrade
Under Construction
Widening and improvement of Emirates Road to handle increased traffic from growing southern communities.
2026
Key Benefits:
- 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.
Observed listing specialists
Agents with real choice in DAMAC HILLS 2
130 matching sale adverts across 85 agents. Ranked by unique listings, not paid placement or a claim of service quality.
22
View agent
#2 by matching listings
Ahmad Bahgat
Agency not supplied by feed
100% of observed sale portfolio here
AED 1.4M–1.8M
#3 by matching listings
Ahmed Fathi
Agency not supplied by feed
80% of observed sale portfolio here
AED 1.5M–2.1M
Observed 2 Nov 2026. One physical home can be advertised more than once; use this shortlist to find agents with options, then verify the individual RERA licence and interview them.
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.
30-DAY REPRICING
Collecting repricing evidence for DAMAC HILLS 2
Dubuy is validating advertised asking-price reductions before publishing this community signal. Zeros are withheld until comparable collection runs and the accuracy audit pass.
Completed runs
25
Minimum release
4 runs
Audit sample
0
State
paused
Advert-level changes, not unique homes or completed-sale discounts.
Open filtered Repricing RadarMarket history
Prices fell 2.7% while sales rose 7% last quarter.
Median sale price per sqft and registered sales, by completed quarter. Volume often moves before price.
Price/sqft Sales
Latest median PSF
AED 1,039
Q3 2026
3m price change
-2.7%
vs prior completed quarter
Quarter sales
278
Q3 2026
3m sales change
+7.3%
vs prior completed quarter
1,2781,091904
Sales
23Q424Q325Q326Q3
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 1,093/sqft
9,334 sales
Off-plan (developer)
AED 1,203/sqft
1,992 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 369K | 874 | 249 |
| 1 B/R | AED 660K | 1,190 | 1,615 |
| 2 B/R | AED 976K | 1,205 | 561 |
Ejari rental records
Government-filed · 32,136 rental records
+52%2020–2026
AED 60K
AED 60K
AED 60K
AED 68K
AED 83K
AED 84K
AED 91K
2020
2021
2022
2023
2024
2025
2026
6-month forecast
From 2026Q4 · 8 quarters of data
-4.3%over 6mo
AED 1,132/sqft → AED 1,084/sqft
Range AED 997 – 1,171· -4.6 pp vs Dubai forecast (+0.3%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
5% off-plan share — low incoming supply
OLS trend + supply pressure + dated discussion momentum. Not a substitute for property-level appraisal. Methodology →
Buy vs rent
1.2yuntil buying beats renting
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
6.6%
+0.9 pp vs Dubai median
By bedroom type
Studiohigh
6.1%
AED 23K/yr ÷ AED 369K
1 B/Rhigh
6.8%
AED 45K/yr ÷ AED 660K
2 B/Rhigh
8.7%
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
Indicative estimate from Ejari medians; verify the official DLD index.
AED
Published increase bands (Decree 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% |
The sample median uses observed Ejari contracts for this community and unit type (2025-01-01 to 2026-11-03). It is not the official rental index. Confirm any permitted increase with the official DLD Rental Index.
Asking vs DLD
+10.1%median premium · 17 listings
29% 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.
Offer guide
Build an opening reference for DAMAC HILLS 2
39 ready-home DLD sales put the exact bedrooms middle PSF at AED 1,139. Add the asking price and internal area to scale the evidence to a home.
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
+9.0%
6 months
+6.0%
1 year
+15.4%
2 years
-6.7%
Median price per square foot (PSF), quarter-on-quarter, ending 2026Q4. From DLD transactions; monthly granularity isn't published.
| Quarter | Median/sqft | Transactions | Change |
|---|---|---|---|
| 2026Q4 | AED 1,132 | 125 | +9.0% |
| 2026Q3 | AED 1,039 | 278 | -2.7% |
| 2026Q2 | AED 1,068 | 259 | +2.3% |
| 2026Q1 | AED 1,044 | 342 | +6.4% |
| 2025Q4 | AED 981 | 533 | -10.1% |
| 2025Q3 | AED 1,091 | 572 | -11.3% |
| 2025Q2 | AED 1,230 | 695 | -3.8% |
| 2025Q1 | AED 1,278 | 1,340 | +5.4% |
| 2024Q4 | AED 1,213 | 1,678 | +3.5% |
| 2024Q3 | AED 1,172 | 1,959 | +4.2% |
| 2024Q2 | AED 1,125 | 834 | +6.1% |
| 2024Q1 | AED 1,060 | 808 | +17.3% |
| 2023Q4 | AED 904 | 470 | -9.8% |
| 2023Q3 | AED 1,002 | 737 | +29.6% |
| 2023Q2 | AED 773 | 318 | +6.8% |
| 2023Q1 | AED 724 | 241 | +2.5% |
| 2022Q4 | AED 706 | 256 | +0.9% |
| 2022Q3 | AED 700 | 378 | -1.1% |
| 2022Q2 | AED 708 | 289 | +0.3% |
| 2022Q1 | AED 706 | 297 | +0.0% |
| 2021Q4 | AED 706 | 237 |
Property Mix
By Type
Apartments20.5%
Villas6.9%
Room Distribution
1 B/R
61%
2 B/R
21%
Studio
18%
Developers2 developers
Scores are editorial — DLD delivery record + RERA filings + industry reportsDAMAC Properties
Premium DeveloperEst. 2002
94/100
Excellent
88
Delivery
90
Quality
7.1%
Avg ROI
6.9%
Yield
100+ active projects
48K+ units delivered
AED 24.7B portfolio
Branded residencesLuxury golf communitiesHigh-rise towers
Strengths
- •Branded partnerships (Versace, Cavalli, Trump)
- •Strong ROI
- •Flexible payment plans
Considerations
- •Service charges can be high
- •Some projects delayed historically
Other DAMAC Properties Communities
Business Bay towers
Emaar Properties
Premium DeveloperGovernment BackedEst. 1997
97/100
Excellent
95
Delivery
96
Quality
6.5%
Avg ROI
6.5%
Yield
120+ active projects
100K+ units delivered
AED 46B portfolio
Master-planned communitiesIconic towersMixed-use developments
Strengths
- •Strongest brand recognition
- •Proven delivery track record
- •Premium locations
Considerations
- •Premium pricing
- •Slower capital appreciation in mature areas
Other Emaar Properties Communities
Downtown DubaiDubai MarinaDubai Hills EstateArabian RanchesEmaar Beachfront
Area health & valuations
Healthcare, education, government housing, air quality, and official land valuations.
Real Estate Agents in Dubai
DLD directory • 33,565 observed brokers from 9,963 offices • Observed 2 Nov 2026 • Complete coverage unverified
View All AgentsTop Agencies by Team Size
1
WHITE AND WHITE REAL ESTATE L....
494 observed brokers
2
HARBOR REAL ESTATE BROKER L.L....
354 observed brokers
3
ON PLAN REAL ESTATE L.L.C
353 observed brokers
4
HAUS & HAUS REAL ESTATE BROKER...
325 observed brokers
5
METROPOLITAN PREMIUM PROPERTIE...
236 observed brokers
Featured Agents
ADAM WEBBER
WHITE AND WHITE...
+971 58 621 98BRN 29553 • Card expiry 2027-03-17 • Office expiry 2028-01-05
SHIREEN ROSE
WHITE AND WHITE...
04 302 5800BRN 36032 • Card expiry 2027-01-05 • Office expiry 2028-01-05
SAMEH NAGI
HARBOR REAL ESTATE...
+971 52 911 3211BRN 511 • Card expiry 2027-10-25 • Office expiry 2027-10-25
MOHANAD NAGI
HARBOR REAL ESTATE...
+971 05 065 55800BRN 689 • Card expiry 2027-10-25 • Office expiry 2027-10-25
LUKE NICHOLAS
HAUS & HAUS...
+971 52 912 8484BRN 28117 • Card expiry 2027-06-24 • Office expiry 2027-06-24
SIMON MARTYN
HAUS & HAUS...
+971 55 372 3721BRN 28124 • Card expiry 2027-06-24 • Office expiry 2027-06-24
Registration details from the latest available Dubai Land Department broker export
Rental market in DAMAC HILLS 2
11,687 Ejari rental records · DLD official data
Median annual rent
AED 87K
Registered Ejari contracts
Monthly equivalent
AED 7,250
Annual median divided by 12
Gross yield
5.3%
Before service charges and costs
New / renewed
7,111 / 4,576
Record counts
Rent by Bedroom Type
6 Bedrooms
223 rental records
AED 215K/yr
AED 17,917/mo
studio Bedrooms
1554 rental records
AED 23K/yr
AED 1,875/mo
1 Bedroom
468 rental records
AED 45K/yr
AED 3,750/mo
2 Bedrooms
288 rental records
AED 85K/yr
AED 7,042/mo
3 Bedrooms
7898 rental records
AED 90K/yr
AED 7,500/mo
4 Bedrooms
935 rental records
AED 110K/yr
AED 9,167/mo
5 Bedrooms
321 rental records
AED 140K/yr
AED 11,667/mo
Rental market by bedrooms
Studio/1BR
AED 45,000/yr(468 rental records)
2 Bedrooms
AED 84,500/yr(288 rental records)
3 Bedrooms
AED 90,000/yr(7898 rental records)
4 Bedrooms
AED 110,000/yr(935 rental records)
5 Bedrooms
AED 140,000/yr(321 rental records)
6 Bedrooms
AED 215,000/yr(223 rental records)
studio Bedrooms
AED 22,500/yr(1554 rental records)
Source: DLD Ejari property rental records
Off-plan risk
34/100
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.
Low fragility · 3/5 inputs
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 greeneryParks
1
Gardens
2
Woods / forest
0
Recreation grounds
0
Pitches
1
Grass / lawns
2
Total features
6
Named parks
0
Satellite vegetation
2.8%
Counts OpenStreetMap-tagged green features (parks, gardens, woods, grass and pitches) within a 2.5km straight-line search radius of the community reference point. 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)Basis
Reported April 2024 flooding
Elevation (context)
61 m
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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Frequently 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 1,650,000, with a median price per square foot of AED 1,053. Prices have changed -14.0% year-over-year as of November 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 12,646 property transactions over the past 5 years. The current year-over-year price change is -14.0%, with 1,349 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 property-level Ejari rental records. DLD transaction coverage through November 2026.How we built this.