DAMAC HILLS
mixed community
A luxury community built around the Trump International Golf Club Dubai. Features villas, townhouses, and apartments in a resort-style setting.
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
+3.5%
3-yr growth
+31%
Gross yield
7.9%
5yr volume
9,835
Median PSF
AED 1,448
All types
YoY change
+3.5%
3-yr growth
+31%
PSF growth to 2026
Gross yield
7.9%
Ejari, last 12m
DAMAC HILLS is a mixed apartment-and-villa community in Dubai with 9,835 transactions on record over the last five years. Median price per square foot sits at AED 1,448, up 3.5% 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 median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Monthly payment
AED 5K
Loan AED 980K · 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
Praised for large units at competitive rental prices compared to alternatives. Criticised for low-flying jets create loud noise disturbances lasting several minutes.
Resident sentiment
Bottom 30%
vs all tracked Dubai communities
“Developer made false promises about amenities and financial terms to buyers”
“Quiet and green residential area”
Reddit r/dubai, r/UAE, r/expats · 104 on-topic mentions · updated 2026-04-24
What they talk about
- community100%
- price78%
- family friendly59%
- build quality57%
- safety49%
- commute46%
Sentiment trend
Getting worse
-0.21 per year
Mostly discussed by
people considering a move
48% of mentions
Sentiment over time
Sentiment from Q2 2025 to Q1 2026 moved from -0.12 to -0.30. Based on 95 mentions across 4 quarters.
What people praise
- +Large units at competitive rental prices compared to alternatives×5
- +Better facilities and amenities available in the community×4
- +Within budget for townhouse investment opportunities×3
- +Emaar development nearby suggests serious infrastructure investment coming×2
- +More affordable than comparable Mira Oasis properties×2
What people criticise
- −Low-flying jets create loud noise disturbances lasting several minutes×7
- −Build quality issues reported with structures deteriorating prematurely×2
- −Construction quality concerns reported by residents×2
- −Lack of fire safety systems in villa communities×2
- −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.
Paraphrased by AI from the original Reddit content — never verbatim. Click any card to read the source thread.
“Quiet and green residential area”
“Townhouses are significantly more spacious than comparable Mag City units”
“Freehold status provides ownership security and investment flexibility”
“Developer made false promises about amenities and financial terms to buyers”
“Severe shortage of public parking spaces for overnight guests”
“Excessive glass construction creates safety vulnerability during emergencies”
Who's talking
Communities with similar vibes
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.
Market Context
Dubai's property market has grown 60% since the 2020 pandemic low. DAMAC HILLS is growing more moderately, which may indicate better value opportunities.
Schools nearby
1 school · UK
Schools
1
UK
Outstanding
0
Median fee
AED 44K
per year
DS Score
75/100
composite avg
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)
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.
Nearby schools14 schools
View on DubaiSchools.ai4
2
4
100/100
Dhruv Global school
GEMS Metropole School - Al Waha
Victory Heights Primary School L.L.C
Safa Community School
Nord Anglia International School L.L.C
Jumeirah English Speaking School (Br)
Available Curriculums
School data from DubaiSchools.ai • KHDA ratings • Updated May 2026
Local amenities
Amenities within 2.5km walking distance • 44 total outlets near DAMAC HILLS• Click a category to explore
Somewhat Walkable
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
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
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 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)
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
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 460K | 1,003 | 5,185 |
| 1 B/R | AED 1.10M | 1,880 | 7,079 |
| 2 B/R | AED 950K | 743 | 3,473 |
| 3 B/R | AED 1.85M | 1,215 | 2,277 |
| 4 B/R | AED 2.86M | 1,202 | 1,870 |
| 5 B/R | AED 3.40M | 1,372 | 184 |
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 1,730/sqft → AED 1,739/sqft
Range AED 1,600 – 1,878· -4.2 pp vs Dubai forecast (+4.7%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
40% off-plan share — moderate incoming supply
Demand pull
Sentiment trend -0.21 over last 4q (Reddit, n=104)
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 1.31M
Annual rent
AED 103K
7.9% gross yield
Net @ 5y vs renting
+AED 447K
Net @ 10y vs renting
+AED 1.18M
Rental yields
Gross · last 24 months Ejari ÷ DLD median sale
+0.7 pp vs Dubai median
By bedroom type
AED 42K/yr ÷ AED 460K
AED 60K/yr ÷ AED 1.10M
AED 84K/yr ÷ AED 950K
AED 189K/yr ÷ AED 1.85M
AED 270K/yr ÷ AED 2.86M
AED 404K/yr ÷ AED 3.40M
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
Listing prices vs DLD median · 7 listings
+3.2 pp vs Dubai
Sample-based — PropertyFinder listings only. Premium = listing psf vs DLD-realized median for the same community + bedroom mix. Methodology →
Proximity premiums
Highest-psf POIs vs area median · 8,523 transactions
Metro stations
Dubai Internet City
AED 850/sqft · 2558 sales
Sharaf Dg Metro Station
AED 747/sqft · 5964 sales
Malls / shopping
Mall of the Emirates
AED 753/sqft · 8522 sales
Landmarks
Motor City
AED 753/sqft · 8513 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
+16.8%
6 months
+32.6%
1 year
+32.9%
2 years
+17.8%
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 1,509 | 70 | -12.8% |
| 2025Q4 | AED 1,730 | 762 | +16.8% |
| 2025Q3 | AED 1,481 | 374 | +13.5% |
| 2025Q2 | AED 1,305 | 494 | -4.3% |
| 2025Q1 | AED 1,364 | 338 | +4.8% |
| 2024Q4 | AED 1,302 | 398 | +1.2% |
| 2024Q3 | AED 1,286 | 375 | -6.3% |
| 2024Q2 | AED 1,372 | 402 | -9.2% |
| 2024Q1 | AED 1,511 | 688 | +2.9% |
| 2023Q4 | AED 1,468 | 625 | +20.5% |
| 2023Q3 | AED 1,218 | 526 | +13.9% |
| 2023Q2 | AED 1,069 | 471 | -7.2% |
| 2023Q1 | AED 1,152 | 622 |
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
28,792 Ejari contracts · DLD official data
Median Annual Rent
AED 60K
Monthly Equivalent
AED 5,000
Gross Yield
4.6%
New vs Renewed
14,947 new
13,845 renewed
Rent by Bedroom Type
6 Bedrooms
61 contracts
AED 750K/yr
AED 62,500/mo
studio Bedrooms
8856 contracts
AED 42K/yr
AED 3,500/mo
1 Bedroom
10668 contracts
AED 60K/yr
AED 5,000/mo
2 Bedrooms
4688 contracts
AED 84K/yr
AED 7,000/mo
3 Bedrooms
2342 contracts
AED 189K/yr
AED 15,750/mo
4 Bedrooms
1525 contracts
AED 270K/yr
AED 22,500/mo
5 Bedrooms
652 contracts
AED 404K/yr
AED 33,646/mo
Rental market by bedrooms
Source: DLD Ejari rental contracts
Service charges
RERA-registered rates for DAMAC HILLS
Average
AED 12/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 655K | AED 39K | 9.5% | 8.1% |
| 1 B/R | ~68 sqm | AED 1060K | AED 58K | 8.7% | 7.4% |
| 2 B/R | ~98 sqm | AED 1527K | AED 77K | 7.8% | 6.6% |
| 3 B/R | ~142 sqm | AED 2213K | AED 98K | 6.4% | 5.4% |
Off-plan risk assessment
Five-factor risk score for buying off-plan in this community
Moderate
Overall risk score
Buildings in DAMAC HILLS
20 buildings with DLD transaction data
DAMAC DISTRICT
Off-PlanFlat1 B/R, NA, 2 B/R
Median/sqft
AED 1,828
Median Price
AED 1.4M
Avg Size
73.5 sqm
DAMAC HILLS - CARSON
FlatStudio, 1 B/R, 2 B/R
Median/sqft
AED 1,385
Median Price
AED 578K
Avg Size
37.9 sqm
DAMAC HILLS - GOLF GREENS 2
Off-PlanFlat1 B/R, 2 B/R
Median/sqft
AED 1,720
Median Price
AED 1.7M
Avg Size
97.3 sqm
DAMAC HILLS - ARTESIA
FlatStudio, 1 B/R, 2 B/R
Median/sqft
AED 1,309
Median Price
AED 641K
Avg Size
44.4 sqm
DAMAC HILLS - GOLF VITA
Flat1 B/R
Median/sqft
AED 1,529
Median Price
AED 673K
Avg Size
40.7 sqm
DAMAC HILLS - GOLF PROMENADE
Flat1 B/R, 2 B/R, Studio
Median/sqft
AED 1,348
Median Price
AED 1.1M
Avg Size
75.4 sqm
DAMAC HILLS - GOLF GATE 2
Off-PlanFlat1 B/R, 2 B/R
Median/sqft
AED 1,425
Median Price
AED 1.1M
Avg Size
59.7 sqm
DAMAC HILLS - LORETO
Flat1 B/R, Studio, 3 B/R
Median/sqft
AED 1,325
Median Price
AED 1.2M
Avg Size
78.7 sqm
DAMAC HILLS - GOLF GATE
Flat1 B/R, 2 B/R
Median/sqft
AED 1,575
Median Price
AED 1.1M
Avg Size
59.2 sqm
DAMAC HILLS - GOLF GREENS 1
Off-PlanFlat2 B/R, 1 B/R
Median/sqft
AED 1,888
Median Price
AED 2.5M
Avg Size
124.9 sqm
DAMAC HILLS - JASMINE
Flat1 B/R, Studio
Median/sqft
AED 1,355
Median Price
AED 1.1M
Avg Size
74.4 sqm
DAMAC HILLS - ORCHID
FlatStudio, 1 B/R, 2 B/R
Median/sqft
AED 1,324
Median Price
AED 960K
Avg Size
71.6 sqm
DAMAC HILLS - ROCHESTER
ResidentialMedian/sqft
AED 1,303
Median Price
AED 3.6M
Avg Size
253 sqm
DAMAC HILLS - ROCKWOOD
ResidentialMedian/sqft
AED 1,276
Median Price
AED 3.9M
Avg Size
253 sqm
DAMAC HILLS - SILVER SPRINGS
ResidentialMedian/sqft
AED 1,403
Median Price
AED 5.0M
Avg Size
324 sqm
DAMAC HILLS - GOLF TERRACE
FlatStudio, 3 B/R
Median/sqft
AED 1,469
Median Price
AED 1.7M
Avg Size
117.9 sqm
DAMAC HILLS - TOPANGA
ResidentialMedian/sqft
AED 1,358
Median Price
AED 4.2M
Avg Size
288.7 sqm
DAMAC HILLS - GOLF VISTA
Flat1 B/R, 3 B/R
Median/sqft
AED 1,320
Median Price
AED 1.7M
Avg Size
122.5 sqm
DAMAC HILLS - PHOENIX
ResidentialMedian/sqft
AED 1,252
Median Price
AED 3.6M
Avg Size
267.1 sqm
DAMAC HILLS - QUEENS MEADOW
ResidentialMedian/sqft
AED 1,164
Median Price
AED 5.2M
Avg Size
342 sqm
Per-building projection
299 buildings · ≥40 sales eachWithin DAMAC HILLS, the predictor projects each high-volume building separately — building median PSF vs community median, multiplied by the community 36-month projection.
15 CASCADE
+34.3%±7.5pp- Building PSF
- AED 1,846/sqft
- vs community
- +17.6%
- 36m horizon
- Calibrated
- •Market-behavior sentiment trending negative
- •Sellers asking far above realized prices (denial gap)
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
High 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
Flooding reported (2024)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.
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Similar to DAMAC HILLS
Data updated June 2026 · DLD Official Records
Highlights
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 1,306,000, with a median price per square foot of AED 1,448. Prices have changed +3.5% year-over-year as of March 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 9,835 property transactions over the past 5 years. The current year-over-year price change is +3.5%, with 3,901 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 March 2026.How we built this.