All Communities

DAMAC HILLS

mixed community

Bottom 30%· criticised for low-flying jets create loud noise disturbances lasting several minutes(104)Investor Visa eligible · 2yr

A luxury community built around the Trump International Golf Club Dubai. Features villas, townhouses, and apartments in a resort-style setting.

DAMAC Properties· ★ Premium25,000residents· 7K householdsEst. 2014
Compare
Download Report
0 investors tracking DAMAC HILLS
Median Price/sqft
AED 1,448
YoY change
+3.5%
3-yr appreciation
+31%
PSF growth to 2026
Reddit sentiment
26%
Bottom 30% · 104 mentions
Explore property types:Apartments(6,436)Villas(1,299)

Market Context

Dubai Property Index
153.7
+13.3% YoY (citywide)
This Area vs Market
Underperforming
+3.5% vs +13.3%
Housing Inflation
5.3%
Annual (Dubai average)

Dubai's property market has grown 60% since the 2020 pandemic low. DAMAC HILLS is growing more moderately, which may indicate better value opportunities.

What residents say about DAMAC HILLS

Praised for large units at competitive rental prices compared to alternatives. Criticised for low-flying jets create loud noise disturbances lasting several minutes.

104 on-topic Reddit posts & comments · r/dubai, r/UAE, r/expats · methodology

Sentiment rank

26%

Bottom 30%

Raw score -0.35 · vs all Dubai areas

Mentions analysed

104

154 total, 104 on-topic

Sentiment trend

Getting worse

-0.21 per year

Mostly discussed by

people considering a move

48% of mentions

Sentiment over time

+1.00-1.0Q2 25Q3 25Q4 25Q1 26

Sentiment from Q2 2025 to Q1 2026 moved from -0.12 to -0.30. Based on 95 mentions across 4 quarters.

What people praise

  1. +Large units at competitive rental prices compared to alternatives×5
  2. +Better facilities and amenities available in the community×4
  3. +Within budget for townhouse investment opportunities×3
  4. +Emaar development nearby suggests serious infrastructure investment coming×2
  5. +More affordable than comparable Mira Oasis properties×2

What people criticise

  1. −Low-flying jets create loud noise disturbances lasting several minutes×7
  2. −Build quality issues reported with structures deteriorating prematurely×2
  3. −Construction quality concerns reported by residents×2
  4. −Lack of fire safety systems in villa communities×2
  5. −Poster explicitly excludes Damac Hills 2 from their search criteria×2

What people talk about

Horizontal bars showing how often each aspect is discussed and how positively or negatively. Longest bars are most-discussed aspects.

community
-0.19·37
price
-0.02·29
family friendly
+0.05·22
build quality
-0.35·21
safety
-0.65·18
commute
-0.10·17
noise
-0.72·16
amenities
+0.17·12
rent
-0.13·12
investment
+0.10·11
developer reputation
-0.46·10
rental market
+0.03·9

Paraphrased by AI from the original Reddit content — never verbatim. Click any card to read the source thread.

“Quiet and green residential area”

r/dubai2026Original thread

“Townhouses are significantly more spacious than comparable Mag City units”

r/UAE2025Original thread

“Freehold status provides ownership security and investment flexibility”

r/dubai2025Original thread

“Developer made false promises about amenities and financial terms to buyers”

r/UAE2023Original thread

“Severe shortage of public parking spaces for overnight guests”

r/dubai2025Original thread

“Excessive glass construction creates safety vulnerability during emergencies”

r/UAE2026Original thread

Who's talking

Considering a move 48%Residents 39%Investors 10%Agents / brokers 2%Tourists 1%

Communities with similar vibes

Dubailand87% matchMeydan87% matchDIFC80% match

Based on cosine similarity of what people praise and criticise about each area.

Based on 104 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.

Around the area

Schools, amenities, transport, travel times, and what's changing nearby.

Nearby schools14 schools

View on DubaiSchools.ai
Outstanding

4

Very Good

2

Curriculums

4

School Score

100/100

Filter:

Dhruv Global school

3.3 km away
Indian (CBSE/ICSE)
Pre KG- G5Fees N/A

GEMS Metropole School - Al Waha

4.1 km away
British
FS1 - Y8Fees N/A

Victory Heights Primary School L.L.C

1.9 km away
OutstandingBritish
FS1-Y6Fees N/A

Safa Community School

3.4 km away
OutstandingBritish
FS1-Y13Fees N/A

Nord Anglia International School L.L.C

3.6 km away
OutstandingBritish
FS1-Y13Fees N/A

Jumeirah English Speaking School (Br)

4.3 km away
OutstandingBritish
FS1-G13Fees N/A

Available Curriculums

School data from DubaiSchools.ai • KHDA ratings • Updated January 2026

Local amenities

Amenities within 2.5km walking distance • 44 total outlets near DAMAC HILLS• Click a category to explore

Walkability Score
68/100

Somewhat Walkable

Food & Drink
29
Restaurants18
Cafes & Coffee9
Bars & Nightlife2
Explore venuesPRO
Shopping
8
Supermarkets7
Mini Marts1
Explore venuesPRO
Health
6
Pharmacies4
Clinics2
Explore venuesPRO
Lifestyle
0
Gyms & Fitness0
Spas0
Salons0

Lifestyle Scores

Dining6/100
Shopping3/100
Health5/100
Nightlife7/100
B1 BanksATM2 ATMs

Data source: OpenStreetMap via Overpass API • 2.5km radius • Last updated: January 2026

Transport & Lifestyle

Transit Score
30/100

Based on metro, tram, bus & marine access

Walkability Score
40/100

Based on parks, cycling tracks & local amenities

No Metro
No Tram
No Bus
No Ferry
No Parks
No Cycling

Nearby Landmarks & Transport

Based on DLD transaction records for properties in DAMAC HILLS

Metro Stations

Al Jafiliya Metro

Nearest

Palm Deira Metro

Al Fahidi Metro

Shopping Malls

Mercato Mall

Nearest

BurJuman Centre

Al Ghurair Centre

Landmarks

La Mer

Nearest

Gold Souk

Museum of the Future

Airport access

Drive times from DAMAC HILLS to Dubai airports

DXB
Dubai International
27.7 km
Off-peak33 min
Normal44 min
Peak hour1h 20m
Via Al Khail Road (E44) → Airport Road
~1 Salik toll gate
DWCNearest
Al Maktoum International
17.1 km
Off-peak20 min
Normal27 min
Peak hour49 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
89.3 km
Off-peak1h 47m
Normal2h 23m
Peak hour4h 17m
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 27 min drive vs 44 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 developmentsDeveloping outlook

Area Outlook

Some infrastructure improvements planned. Area is maturing with ongoing development.

Planned & Ongoing Projects (1)

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.

For sale in DAMAC HILLS

Price per sqft · 2020–2026

Median AED/sqft, from DLD transaction records

+85%
7-yr total · 10.8% CAGR
781
931
891
1,101
1,296
1,405
1,444
2020
2021
2022
2023
2024
2025
2026

Median Sale Price by Bedroom

DLD transaction records, 2020–2026

TypeMedian PriceAED/sqftSales
StudioAED 490K1,077
3,639
1 B/RAED 1.11M1,895
6,379
2 B/RAED 1.20M951
2,335
3 B/RAED 2.45M1,533
829
4 B/RAED 4.05M1,658
681
5 B/RAED 5.10M2,013
83

Ejari Rental Contracts

Government-filed rental data · 149 contracts

-19%2020–2025
AED 1.1M
AED 217K
AED 1.4M
AED 2.1M
AED 812K
AED 926K
2020
2021
2022
2023
2024
2025

6-Month forecast

From 2025Q4 · 8 quarters of data

medium
+0.5%over 6mo

AED 1,730/sqft → AED 1,739/sqft(range AED 1,600 – 1,878)

-4.2 pp vs Dubai-wide forecast (+4.7%)

Drivers

Base trend

OLS slope of last 8 quarters' median psf, projected 6mo

+3.0 pp

Supply pressure

40% off-plan share — moderate incoming supply

-0.8 pp

Demand pull

Sentiment trend -0.21 over last 4q (Reddit, n=104)

-1.7 pp

Approximate — based on transparent OLS trend + supply pressure + sentiment momentum. Not a substitute for property-level appraisal. View full methodology →

Value a unit in this community

Bedroom-specific psf, building-tier adjusted, with the actual comparables we used. Free — methodology shown.

Get a valuation

Property Mix

By Type

Apartments65.4%
Villas13.2%
Apartment Median
AED 1,450/sqft
Villa Median
AED 1,183/sqft

Room Distribution

1 B/R
49%
Studio
27%
2 B/R
19%
3 B/R
5%

Developers2 developers

DAMAC 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
View all Dubai developers

Area health & valuations

Healthcare, education, government housing, air quality, and official land valuations.

Loading air quality data...

Real Estate Agents in Dubai

DLD-licensed agents • 39,463 registered brokers from 12,135 agencies

View All Agents

Top Agencies by Team Size

1
F A M REAL ESTATE BROKER L.L.C...
406 licensed agents
2
WHITE AND WHITE REAL ESTATE L....
394 licensed agents
3
DRIVEN PROPERTIES L.L.C (BRANC...
382 licensed agents
4
HARBOR REAL ESTATE BROKER L.L....
336 licensed agents
5
ON PLAN REAL ESTATE L.L.C
322 licensed agents

Featured Agents

Olga Kostyleva
F A M...
04 455 0100
License: 9589 • Valid until 2026-07-18
Mohamad Fares
F A M...
+971 55 995 2006
License: 22873 • Valid until 2026-10-12
Shireen Rose
WHITE AND WHITE...
04 302 5800
License: 36032 • Valid until 2027-01-05
Robert William
WHITE AND WHITE...
+971 05 217 20702
License: 36534 • Valid until 2026-01-05
Abdul Haseeb
DRIVEN PROPERTIES L.L.C...
04 421 4559
License: 27123 • Valid until 2027-01-13
Shameem Abdulla
DRIVEN PROPERTIES L.L.C...
04 429 7040
License: 29080 • Valid until 2026-01-13

All agents verified through Dubai Land Department (DLD) licensing system

Investment details

Rental yields, service charges, off-plan pipeline and building-level breakdown.

Service charges

RERA-registered rates for DAMAC HILLS

Average

AED 12/sqft

Range: AED 12 – 12/sqft

By Building

AverageAED 12/sqft

Source: RERA / DLD (2025)

Room-type yield matrix

Estimated gross yield by bedroom type · Ejari rental data

TypeAvg SizeEst. PriceAnnual RentGross YieldNet Yield
Studio~42 sqmAED 655KAED 53K9.4%8%
1 B/R~68 sqmAED 1060KAED 78K8.6%7.3%
2 B/R~98 sqmAED 1527KAED 104K7.7%6.5%
3 B/R~142 sqmAED 2213KAED 133K6.3%5.4%

Pro feature

See which bedroom type gives the best yield in DAMAC HILLS

Try Pro free for 7 days

Off-plan risk assessment

Five-factor risk score for buying off-plan in this community

42/ 100

Moderate

Overall risk score

Off-plan supply concentration48/100
Developer track record22/100
Price premium vs market30/100

Pro Feature

Full off-plan risk breakdown for DAMAC HILLS

Unlock Pro

Buildings in DAMAC HILLS

20 buildings with DLD transaction data

DAMAC DISTRICT

Off-PlanFlat

1 B/R, NA, 2 B/R

77 sales

Median/sqft

AED 1,828

Median Price

AED 1.4M

Avg Size

73.5 sqm

DAMAC HILLS - CARSON

Flat

Studio, 1 B/R, 2 B/R

34 sales

Median/sqft

AED 1,385

Median Price

AED 578K

Avg Size

37.9 sqm

DAMAC HILLS - GOLF GREENS 2

Off-PlanFlat

1 B/R, 2 B/R

27 sales

Median/sqft

AED 1,720

Median Price

AED 1.7M

Avg Size

97.3 sqm

DAMAC HILLS - ARTESIA

Flat

Studio, 1 B/R, 2 B/R

19 sales

Median/sqft

AED 1,309

Median Price

AED 641K

Avg Size

44.4 sqm

DAMAC HILLS - GOLF VITA

Flat

1 B/R

16 sales

Median/sqft

AED 1,529

Median Price

AED 673K

Avg Size

40.7 sqm

DAMAC HILLS - GOLF PROMENADE

Flat

1 B/R, 2 B/R, Studio

14 sales

Median/sqft

AED 1,348

Median Price

AED 1.1M

Avg Size

75.4 sqm

DAMAC HILLS - GOLF GATE 2

Off-PlanFlat

1 B/R, 2 B/R

13 sales

Median/sqft

AED 1,425

Median Price

AED 1.1M

Avg Size

59.7 sqm

DAMAC HILLS - LORETO

Flat

1 B/R, Studio, 3 B/R

12 sales

Median/sqft

AED 1,325

Median Price

AED 1.2M

Avg Size

78.7 sqm

DAMAC HILLS - GOLF GATE

Flat

1 B/R, 2 B/R

11 sales

Median/sqft

AED 1,575

Median Price

AED 1.1M

Avg Size

59.2 sqm

DAMAC HILLS - GOLF GREENS 1

Off-PlanFlat

2 B/R, 1 B/R

7 sales

Median/sqft

AED 1,888

Median Price

AED 2.5M

Avg Size

124.9 sqm

DAMAC HILLS - JASMINE

Flat

1 B/R, Studio

7 sales

Median/sqft

AED 1,355

Median Price

AED 1.1M

Avg Size

74.4 sqm

DAMAC HILLS - ORCHID

Flat

Studio, 1 B/R, 2 B/R

5 sales

Median/sqft

AED 1,324

Median Price

AED 960K

Avg Size

71.6 sqm

DAMAC HILLS - ROCHESTER

Residential

5 sales

Median/sqft

AED 1,303

Median Price

AED 3.6M

Avg Size

253 sqm

DAMAC HILLS - ROCKWOOD

Residential

5 sales

Median/sqft

AED 1,276

Median Price

AED 3.9M

Avg Size

253 sqm

DAMAC HILLS - SILVER SPRINGS

Residential

4 sales

Median/sqft

AED 1,403

Median Price

AED 5.0M

Avg Size

324 sqm

DAMAC HILLS - GOLF TERRACE

Flat

Studio, 3 B/R

4 sales

Median/sqft

AED 1,469

Median Price

AED 1.7M

Avg Size

117.9 sqm

DAMAC HILLS - TOPANGA

Residential

4 sales

Median/sqft

AED 1,358

Median Price

AED 4.2M

Avg Size

288.7 sqm

DAMAC HILLS - GOLF VISTA

Flat

1 B/R, 3 B/R

3 sales

Median/sqft

AED 1,320

Median Price

AED 1.7M

Avg Size

122.5 sqm

DAMAC HILLS - PHOENIX

Residential

3 sales

Median/sqft

AED 1,252

Median Price

AED 3.6M

Avg Size

267.1 sqm

DAMAC HILLS - QUEENS MEADOW

Residential

3 sales

Median/sqft

AED 1,164

Median Price

AED 5.2M

Avg Size

342 sqm

Talk to a DAMAC HILLS Expert

Connect with verified agents who specialize in this community

Free consultation. No obligation. Verified RERA-registered agents only.

Similar to DAMAC HILLS

DAMAC Lagoons

Median/sqftAED 1,535
YoY-8.0%
5yr Sales7,272
View details

DAMAC HILLS 2

Median/sqftAED 1,170
YoY+11.2%
5yr Sales13,278
View details

Falcon City

Median/sqftAED 1,570
YoY+1416.2%
5yr Sales1,849
View details

Dubai South Residential District

Median/sqftAED 1,061
YoY+29.0%
5yr Sales7,164
View details

Dubai Market Insights

Get updates on DAMAC HILLS and Dubai market trends. Free, no spam.

Unsubscribe anytime. We respect your privacy.

Data updated May 2026 · DLD Official Records

Highlights

Trump International Golf ClubDAMAC MallResort-style living

Similar communities

DAMAC Lagoons
AED 1,535/sqft
-8.0% YoY
Falcon City
AED 1,570/sqft
+1416.2% YoY
Dubai World Central
AED 1,606/sqft
+10.8% YoY
Al Furjan
AED 1,263/sqft
+25.0% YoY