DAMAC HILLS
mixed community
Buyer read
Studios offer a clear entry, but off-plan sales dominate
Studios have a median sale price of AED 707K. 55% of recent sales are off-plan, while market activity ranks top 5%. The downside profile is robust, based on 3 of 5 available inputs.
AED 707K
Studio median · 2026 YTD
55% off-plan
High supply-pressure proxy
Top 5%
Relative to Dubai communities
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 1,616
All types
YoY change
+24.2%
5-yr sales
8,101
DLD transactions
Gross yield
7.5%
Ejari, last 12m
DUBUY VERDICT
Daily essentials sit close at hand
DAMAC HILLS offers strong day-to-day convenience with public-transport coverage is unscored. The mapped inventory covers 72 named venues; use the detail cards below to check the categories that matter to your routine.
Amenity access
68/100
Outdoor access
—
Transit
—
Mapped venues
72
Dining
6/100
29 mapped
Shopping
3/100
8 mapped
Health
5/100
6 mapped
Nightlife
7/100
2 mapped bars
DUBUY VERDICT
Thin but strong school coverage
1 school sits in the mapped catchment; 1 currently has a KHDA inspection rating, including 1 rated Very Good or Outstanding. Families can choose across 1 curriculum; check actual drive times and admissions availability below.
Schools nearby
1
Top-rated
1
Curricula
1
Best rating
Very Good
Schools nearby
1
Within the mapped catchment
Curriculum
UK
Median fees
AED 44K
Approx. annual fee
Rating
Very Good
Best nearby KHDA rating
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
+24.2%
3-yr growth
+38%
Gross yield
7.5%
5yr volume
8,101
Current PSF
AED 1,810
6-month forecast
+7.1%
Forecast range
1,686–2,190
AED per sqft
Confidence
Low
Model confidence
DAMAC HILLS is a mixed apartment-and-villa community in Dubai with 8,101 transactions on record over the last five years. Median price per square foot sits at AED 1,616, up 24.2% year-on-year, outperforming 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 median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Monthly payment
AED 6K
Loan AED 1.16M · 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
5
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
460–1,251 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.
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
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 Context
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)
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 • 44 total outlets near DAMAC HILLS
Moderate amenity density · 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
Exceptional mapped greenery · #9 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
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.
Market 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.
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
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 1,156/sqft
13,077 sales
Off-plan (developer)
AED 1,706/sqft
3,414 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 465K | 1,014 | 4,020 |
| 1 B/R | AED 1.11M | 1,890 | 5,758 |
| 2 B/R | AED 1.18M | 901 | 2,558 |
| 3 B/R | AED 1.84M | 1,187 | 1,664 |
| 4 B/R | AED 2.85M | 1,159 | 1,322 |
| 5 B/R | AED 3.21M | 1,282 | 143 |
Ejari rental contracts
Government-filed · 124,130 contracts
6-month forecast
From 2026Q3 · 8 quarters of data
AED 1,810/sqft → AED 1,938/sqft
Range AED 1,686 – 2,190· +5.5 pp vs Dubai forecast (+1.6%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
55% 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
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
+1.7 pp vs Dubai median
By bedroom type
AED 42K/yr ÷ AED 465K
AED 60K/yr ÷ AED 1.11M
AED 82K/yr ÷ AED 1.18M
AED 185K/yr ÷ AED 1.84M
AED 255K/yr ÷ AED 2.85M
AED 405K/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?
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
49% 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.
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
+18.9%
6 months
+15.3%
1 year
+24.8%
2 years
+39.1%
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 1,810 | 216 | +18.9% |
| 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 | +7.3% |
| 2021Q3 | AED 1,074 | 312 |
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
33,231 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
3.9%
Before service charges and costs
New / renewed
17,441 / 15,790
Contract counts
Rent by Bedroom Type
6 Bedrooms
73 contracts
AED 700K/yr
AED 58,333/mo
studio Bedrooms
10037 contracts
AED 42K/yr
AED 3,500/mo
1 Bedroom
12087 contracts
AED 60K/yr
AED 5,000/mo
2 Bedrooms
5515 contracts
AED 82K/yr
AED 6,833/mo
3 Bedrooms
2751 contracts
AED 185K/yr
AED 15,417/mo
4 Bedrooms
1983 contracts
AED 255K/yr
AED 21,250/mo
5 Bedrooms
785 contracts
AED 405K/yr
AED 33,750/mo
Rental market by bedrooms
Source: DLD Ejari rental contracts
Off-plan risk
36/100
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.
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 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
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.
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 1,550,400, with a median price per square foot of AED 1,616. Prices have changed +24.2% year-over-year as of July 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 8,101 property transactions over the past 5 years. The current year-over-year price change is +24.2%, with 1,739 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.