#1 by matching listings
Maria Ibrahim
Agency not supplied by feed
16% of observed sale portfolio here
AED 750K–3.8M
DAMAC HILLS
mixed community
AED 1,671/sqft+27.7%YoY
Buyer read
Studios offer a clear entry, but off-plan sales dominate
Studios have a median sale price of AED 713K. 59% 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 713K
Studio median · 2026 YTD
Recent sale mix
59% off-plan
High supply-pressure proxy
Market activity
Top 5%
Relative to Dubai communities
Downside profile
Robust
3 of 5 risk inputs available
A luxury community built around the Trump International Golf Club Dubai. Features villas, townhouses, and apartments in a resort-style setting.
Median PSF
AED 1,671
All types
YoY change
+27.7%
5-yr sales
8,148
DLD transactions
Gross yield
7.5%
Ejari, last 12m
DAMAC Properties· Premium10,265residents· 2026 est.· 4K householdsEst. 2014
DUBUY VERDICT
Exceptional amenity density, weaker transit
DAMAC HILLS offers exceptional amenity density with public-transport coverage is unscored. The mapped inventory covers 75 named venues; use the detail cards below to check the categories that matter to your routine.
Amenity access
100/100
Outdoor access
—
Transit
—
Mapped venues
75
Dining
8/100
43 mapped
Shopping
4/100
11 mapped
Health
6/100
9 mapped
Nightlife
17/100
5 mapped bars
HighlightsTrump International Golf ClubDAMAC MallResort-style living
DUBUY VERDICT
Standout on yield and growth worth serious attention
DAMAC HILLS sits in the top tier for both rental yield and 3-year price appreciation — a rare combination in Dubai. Liquidity is deep.
YoY change
+27.7%
3-yr growth
+40%
Gross yield
7.5%
5yr volume
8,148
Median PSF
AED 1,671
All types
YoY change
+27.7%
5-yr sales
8,148
DLD transactions
Gross yield
7.5%
Ejari, last 12m
DAMAC HILLS is a mixed apartment-and-villa community in Dubai with 8,148 transactions on record over the last five years. Median price per square foot sits at AED 1,671, up 27.7% year-on-year, outperforming the city-wide 7.0% 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 median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Property priceAED 1.45M
Down payment25% · AED 362K
Monthly payment
AED 6K
Loan AED 1.09M · 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
DAMAC HILLS is led by apartments, with 60 named developments and home types available to research.
Home types
4
Registered and marketed
Typical size
675 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, 5 B/R
406–1,368 sqft
Villas
3 B/R, 4 B/R, 5 B/R, 6 B/R, 7 B/R
Not published
Hotel apartments
Studio, 1 B/R, 2 B/R, 3 B/R
460–1,221 sqft
Includes DAMAC HILLS - CARSON, DAMAC HILLS - ARTESIA, DAMAC DISTRICT and 57 more.
Explore all homesMarket temperature & historical discussion for DAMAC HILLS
Archived discussion themes: Praised for excellent family amenities including parks, beach access, and sports facilities. Criticised for build quality issues reported with structures deteriorating prematurely.
Market temperatureTop 5%96th percentileDLD transaction velocity, asking-price compression, acceleration and stability · updated 2026-09-08
Historical discussion
Below average
historical discussion rank among covered Dubai areas
Dated 2021–2026 archive from r/dubai, r/UAE and r/expats · 168 on-topic mentions · latest item Jul 17, 2026 · last scored 2026-07-21
Discussion trend
Steady
+0.00 per year
Mostly discussed by
residents
42% of mentions
Sentiment over time
Axis zoomed to the observed range (-0.4 to +0.4); sentiment scores still use the full −1 to +1 scale.
Sentiment from Q2 2025 to Q3 2026 moved from -0.12 to -0.24. Based on 161 mentions across 6 quarters.
What people praise
- +Excellent family amenities including parks, beach access, and sports facilities×19
- +Large units at competitive rental prices compared to alternatives×10
- +Newer clusters show significantly improved construction quality and design×3
- +Reasonable commute times to DCC despite distance from city center×3
- +3-bedroom villas competitively priced compared to 1-bedroom apartments×3
What people criticise
- −Build quality issues reported with structures deteriorating prematurely×8
- −Low-flying jets create loud noise disturbances lasting several minutes×7
- −Location is far from main Dubai areas requiring longer commutes×4
- −Construction quality issues including water leaks during rain×4
- −Older clusters suffer from notably lower build quality and durability×3
Who's talking
Residents 42%Considering a move 42%Investors 11%Agents / brokers 4%Tourists 1%
Communities with similar vibes
Based on cosine similarity of what people praise and criticise about each area.
Based on 168 Reddit posts and comments (2021–2026) from r/dubai, r/UAE, r/expats and r/digitalnomad, scored by Claude Haiku. Latest collected item: Jul 17, 2026. Last scored 2026-07-21. Read the full methodology.
MARKET VERDICT
Price momentum is positive over the longer cycle
DAMAC HILLS is outperforming Dubai's current 7.0% annual benchmark. Read price direction together with volume, yield, and forecast confidence rather than treating one change figure as a buy signal.
YoY change
+27.7%
3-yr growth
+40%
12m sales
1,808
Forecast
low
Current PSF
AED 1,787
6-month forecast
+6.9%
Forecast range
1,662–2,158
AED per sqft
Confidence
Low
Model confidence
HOMES & LISTINGS VERDICT
There is enough stock to narrow by name
DAMAC HILLS 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
59%
Named profiles
60
complete catalogue
Primary stock
Mixed
65% of observed mix
12m sales
1,808
DLD transactions
Agent evidence
Available
Observed listing specialists
RISK & SUPPLY VERDICT
The downside needs explicit underwriting
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
high
Downside
Robust
Forecast confidence
low
Mapped greenery
Exceptional
Off-plan share
59%
Recent ready/off-plan sales
Supply pressure
High
1,808 sales sampled
Downside profile
Robust
3 of 5 inputs
Forecast confidence
Low
Scenario confidence
Market Context
Dubai Property Index
153.7
+7.0% YoY (citywide DLD)
This Area vs Market
Outperforming
+27.7% vs +7.0%
Housing Inflation
5.3%
Annual (Dubai average)
Dubai's property market has grown 60% since the 2020 pandemic low. DAMAC HILLS is growing faster than the citywide average, indicating strong local demand.
Schools nearby
1 school · UK
KHDA inspector notes
“The high standards of care and the attention to the welfare, wellbeing of students”
“The strong partnerships with parents”
Highest-rated
KHDA-licensed nurseries nearby(5 within range)
Building Blocks Nursery LLC1.0 km
Raffles Early Childhood Centre Arabian Ranches (Br of Raffles International School L.L.C)1.1 km
BLOSSOM CARSON TOWER EARLY LEARNING CENTRE )BR OF BLOSSOM EDUCATION INVESTMENT LLC2.0 km
The Wonder Years Nursery2.6 km
Straight-line distances; real walking/driving routes typically 20–40% longer.
Full school analysis on DubaiSchools.ai
KHDA inspection history · fee trajectories · curriculum search · admissions data
Source: DubaiSchools.ai · KHDA inspection ratings, demand scores, and fees curated from public records.
Local amenities
Mapped amenities within a 2.5km straight-line radius • 76 total outlets near DAMAC HILLS
Amenity access score
100/100
Exceptional amenity density · based on mapped POI density, not routed walking conditions
Food & Drink
43
Restaurants22
Cafes & Coffee15
Bars & Nightlife5
Click to explore venues
Shopping
11
Supermarkets10
Mini Marts1
Click to explore venues
Health
9
Pharmacies6
Clinics2
Click to explore venues
Lifestyle
11
Gyms & Fitness4
Spas0
Salons7
Click to explore venues
Lifestyle Scores
Dining8/100
Shopping4/100
Health6/100
Nightlife17/100
B1 BanksATM1 ATMs
Data source: OpenStreetMap via Overpass API • 2.5km straight-line radius • Source snapshot: September 2026
Transport & Lifestyle
Exceptional greenery
34 park features
Exceptional mapped greenery · #10 of 75 mapped Dubai communities The 34 figure counts OpenStreetMap park-tagged features within 2.5km of the community centre. It does not mean 34 distinct named parks or confirm walking access.
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.
Observed listing specialists
Agents with real choice in DAMAC HILLS
52 matching sale adverts across 36 agents. Ranked by unique listings, not paid placement or a claim of service quality.
6
View agent
#2 by matching listings
Nemanja Stevanovic
Agency not supplied by feed
100% of observed sale portfolio here
AED 1.2M–3.3M
#3 by matching listings
Alex Devenport
Agency not supplied by feed
100% of observed sale portfolio here
AED 4.6M–6.5M
Observed 7 Sept 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
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
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
shadow
Advert-level changes, not unique homes or completed-sale discounts.
Open filtered Repricing RadarMarket history
Prices rose 3.1% while sales fell 6% 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 1,640
Q2 2026
3m price change
+3.1%
vs prior completed quarter
Quarter sales
2,549
Q2 2026
3m sales change
-6.1%
vs prior completed quarter
1,6401,4411,242
Sales
23Q324Q225Q226Q2
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 1,158/sqft
13,235 sales
Off-plan (developer)
AED 1,701/sqft
3,669 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 467K | 1,019 | 4,066 |
| 1 B/R | AED 1.11M | 1,887 | 5,851 |
| 2 B/R | AED 1.18M | 907 | 2,596 |
| 3 B/R | AED 1.84M | 1,190 | 1,678 |
| 4 B/R | AED 2.85M | 1,164 | 1,335 |
| 5 B/R | AED 3.21M | 1,282 | 143 |
Ejari rental contracts
Government-filed · 126,188 contracts
+40%2020–2026
AED 45K
AED 42K
AED 42K
AED 49K
AED 55K
AED 60K
AED 63K
2020
2021
2022
2023
2024
2025
2026
6-month forecast
From 2026Q3 · 8 quarters of data
+6.9%over 6mo
AED 1,787/sqft → AED 1,910/sqft
Range AED 1,662 – 2,158· +5.6 pp vs Dubai forecast (+1.3%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
59% off-plan share — high incoming supply
Discussion momentum
Historical discussion trend +0.00 over last 4q (dated 2021–2026 Reddit archive, n=168)
OLS trend + supply pressure + dated discussion momentum. Not a substitute for property-level appraisal. Methodology →
Buy vs rent
1.1yuntil buying beats renting
Buying breaks even in ~1.1 years — strong investment case
See the year-by-year buy-vs-rent cashflow for DAMAC HILLS
Pro members get the full 30-year simulation chart with sensitivity sliders.
Rental yields
Gross · last 24 months Ejari ÷ DLD median sale
7.5%
+1.6 pp vs Dubai median
By bedroom type
Studiohigh
9.0%
AED 42K/yr ÷ AED 467K
1 B/Rhigh
5.3%
AED 59K/yr ÷ AED 1.11M
2 B/Rhigh
7.0%
AED 83K/yr ÷ AED 1.18M
3 B/Rhigh
10.1%
AED 185K/yr ÷ AED 1.84M
4 B/Rhigh
8.8%
AED 250K/yr ÷ AED 2.85M
5 B/Rhigh
12.2%
AED 390K/yr ÷ AED 3.21M
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?
AED
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
+26.8%median premium · 71 listings
68% of active listings sit >15% above DLD median — negotiation room before you offer.
See the building-level asking-vs-DLD gap in DAMAC HILLS
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
169 ready-home DLD sales put the exact bedrooms middle PSF at AED 1,385. 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
+17.4%
6 months
+13.8%
1 year
+23.2%
2 years
+37.4%
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 1,787 | 395 | +17.4% |
| 2026Q2 | AED 1,522 | 323 | -3.1% |
| 2026Q1 | AED 1,570 | 348 | -8.4% |
| 2025Q4 | AED 1,714 | 637 | +18.2% |
| 2025Q3 | AED 1,450 | 330 | +8.4% |
| 2025Q2 | AED 1,338 | 387 | -2.3% |
| 2025Q1 | AED 1,369 | 296 | +16.9% |
| 2024Q4 | AED 1,171 | 464 | -10.0% |
| 2024Q3 | AED 1,301 | 293 | -5.7% |
| 2024Q2 | AED 1,380 | 314 | -8.6% |
| 2024Q1 | AED 1,510 | 576 | +2.7% |
| 2023Q4 | AED 1,471 | 530 | +21.0% |
| 2023Q3 | AED 1,216 | 430 | +12.9% |
| 2023Q2 | AED 1,077 | 400 | -6.5% |
| 2023Q1 | AED 1,152 | 529 | +7.4% |
| 2022Q4 | AED 1,073 | 405 | -0.4% |
| 2022Q3 | AED 1,077 | 415 | +9.0% |
| 2022Q2 | AED 988 | 238 | -3.4% |
| 2022Q1 | AED 1,023 | 214 | -11.2% |
| 2021Q4 | AED 1,152 | 444 | +1.8% |
| 2021Q3 | AED 1,132 | 180 |
Property Mix
By Type
Apartments65.4%
Villas13.2%
Apartment Median
AED 1,686/sqft
Villa Median
AED 1,417/sqft
Room Distribution
1 B/R
49%
Studio
27%
2 B/R
19%
3 B/R
5%
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.
Loading air quality data...
Real Estate Agents in Dubai
DLD-licensed agents • 8,724 registered brokers from 792 agencies
View All AgentsTop Agencies by Team Size
1
SAVANA HOMES REAL ESTATE
993 licensed agents
2
HARBOR REAL ESTATE BROKER L.L....
304 licensed agents
3
METROPOLITAN PREMIUM PROPERTIE...
262 licensed agents
4
HAUS & HAUS REAL ESTATE BROKER
251 licensed agents
5
ENGEL AND VOELKERS REAL ESTATE...
195 licensed agents
Featured Agents
SHOKIR BOTIROVICH
METROPOLITAN PREMIUM PROPERTIES...
+971 46 019 359License: 88873 • Valid until 2026-09-29
MOHAMED AHMED
METROPOLITAN PREMIUM PROPERTIES...
+971 43 622 222License: 44804 • Valid until 2026-01-15
All agents verified through Dubai Land Department (DLD) licensing system
Rental market in DAMAC HILLS
35,289 Ejari contracts · DLD official data
Median annual rent
AED 60K
Registered Ejari contracts
Monthly equivalent
AED 5,000
Annual median divided by 12
Gross yield
4.1%
Before service charges and costs
New / renewed
18,599 / 16,690
Contract counts
Rent by Bedroom Type
6 Bedrooms
70 contracts
AED 600K/yr
AED 50,000/mo
studio Bedrooms
10401 contracts
AED 42K/yr
AED 3,500/mo
1 Bedroom
13023 contracts
AED 59K/yr
AED 4,924/mo
2 Bedrooms
5824 contracts
AED 83K/yr
AED 6,917/mo
3 Bedrooms
2919 contracts
AED 185K/yr
AED 15,417/mo
4 Bedrooms
2173 contracts
AED 250K/yr
AED 20,833/mo
5 Bedrooms
879 contracts
AED 390K/yr
AED 32,500/mo
Rental market by bedrooms
Studio/1BR
AED 59,090/yr(13023 contracts)
2 Bedrooms
AED 83,000/yr(5824 contracts)
3 Bedrooms
AED 185,000/yr(2919 contracts)
4 Bedrooms
AED 250,000/yr(2173 contracts)
5 Bedrooms
AED 390,000/yr(879 contracts)
6 Bedrooms
AED 600,000/yr(70 contracts)
studio Bedrooms
AED 42,000/yr(10401 contracts)
Source: DLD Ejari rental contracts
Off-plan risk
37/100
Moderate
Headline risk for DAMAC HILLS. Buyer Pro explains the five supply, developer, pricing, liquidity, and momentum drivers.
Explain DAMAC HILLS'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
- •Sellers asking far above realized prices (denial gap)
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
Exceptional mapped greeneryParks
34
Gardens
15
Woods / forest
1
Recreation grounds
0
Pitches
40
Grass / lawns
24
Total features
114
Named parks
11
Satellite vegetation
6.6%
Counts 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
Flooding reported (2024)Basis
Reported April 2024 flooding
Elevation (context)
19 m
April 2024: Power outages and water ingress reported.
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
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Compare & explore
All guides & rankingsFrequently asked questions about DAMAC HILLS
What is the average property price in DAMAC HILLS?
The median property price in DAMAC HILLS is AED 1,449,420, with a median price per square foot of AED 1,671. Prices have changed +27.7% year-over-year as of September 2026.
What types of properties are available in DAMAC HILLS?
DAMAC HILLS is a mixed-use community with approximately 65% apartments and 13% villas. The most common property types include Flat (6,022), Hotel Apartment (197), Hotel Rooms (185).
How is the real estate market performing in DAMAC HILLS?
DAMAC HILLS has seen 8,148 property transactions over the past 5 years. The current year-over-year price change is +27.7%, with 1,808 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 September 2026.How we built this.