Dubai Hills Estate
apartment community
A master-planned community by Emaar with an 18-hole championship golf course, parks, and Dubai Hills Mall.
DUBUY VERDICT
Capital growth, not cashflow for the appreciation thesis
Dubai Hills Estate has compounded 28% over 3 years. Yields are below median — buy for resale, not rental income.
YoY change
+13.1%
3-yr growth
+28%
Gross yield
—
5yr volume
19,010
Median PSF
AED 2,332
Apartments
YoY change
+13.1%
3-yr growth
+28%
PSF growth to 2026
Gross yield
—
Dubai Hills Estate is a primarily apartment-based community in Dubai with 19,010 transactions on record over the last five years. Median price per square foot sits at AED 2,332, up 13.1% 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 Dubai Hills Estate median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Monthly payment
AED 9K
Loan AED 1.54M · 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 Dubai Hills Estate
Praised for multiple one-bedroom options available for both rent and sale. Criticised for rents and property prices have increased significantly recently.
Resident sentiment
Top 15%
vs all tracked Dubai communities
“Attractive family-friendly atmosphere with strong community bonds”
“Developer built identical cheaper project nearby, harming earlier investors' value”
Reddit r/dubai, r/UAE, r/expats · 41 on-topic mentions · updated 2026-04-24
What they talk about
- price100%
- resale70%
- investment61%
- family friendly39%
- commute39%
- community35%
Sentiment trend
—
No quarterly data yet
Mostly discussed by
people considering a move
42% of mentions
What people praise
- +Multiple one-bedroom options available for both rent and sale×2
- +Qualifies for Golden Visa investment requirements×2
- +Attractive family-friendly atmosphere with strong community bonds×1
- +Quality green spaces and parks supporting active lifestyle×1
- +Good schools and modern amenities in area×1
What people criticise
- −Rents and property prices have increased significantly recently×2
- −Developer built identical cheaper project nearby, harming earlier investors' value×1
- −One-bedroom units lost capital appreciation potential due to newer competition×1
- −Poorly strategized project launches created buyer regret and missed opportunities×1
- −New bus route has only one vehicle with hourly intervals×1
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.
“Attractive family-friendly atmosphere with strong community bonds”
“Enclosed dog parks allow off-leash running for pets”
“Rental prices within budget range available”
“Developer built identical cheaper project nearby, harming earlier investors' value”
“New bus route has only one vehicle with hourly intervals”
“Villa prices increased 30% in just 4 months, making purchases unaffordable”
Who's talking
Communities with similar vibes
Based on cosine similarity of what people praise and criticise about each area.
Based on 41 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. Dubai Hills Estate is growing more moderately, which may indicate better value opportunities.
Schools nearby
6 schools · UK · IB
Schools
6
UK · IB
Outstanding
1
KHDA top tier
Median fee
AED 66K
per year
DS Score
74/100
composite avg
KHDA inspector notes
“Senior leaders’ vision to achieve high performance within an inclusive learning community.”
“The continued very good achievement in FS.”
School fee inflation
Index normalised to 100 in 2014. Same-grade-across-years comparison (avoids grade-tier expansion bias).
Highest-rated
Kings School Al Barsha L.L.C
UK · FS1-Y13 · AED 81K/yr · Selective entry
GEMS Wellington Academy Al Khail L.L.C
UK · FS1-Y13 · AED 73K/yr · Selective entry
GEMS New Millennium School L.L.C
UK · Pre Primary-G12 · AED 28K/yr · Selective entry
GEMS First Point School L.L.C
UK · FS1-Y13 · AED 60K/yr · Selective entry
The Aquila School
UK · FS1-Y11 · AED 47K/yr · Selective entry
KHDA-licensed nurseries nearby(16 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 schools26 schools
View on DubaiSchools.ai5
9
5
100/100
Dewvale School L.L.C
BC Academy International School L.L.C
Kings School Dubai L.L.C
Emirates International School L.L.C.
Horizon International School L.L.C
Dubai International Academy Albarsha
Available Curriculums
School data from DubaiSchools.ai • KHDA ratings • Updated May 2026
Local amenitiesWalker's Paradise
Amenities within 2.5km walking distance • 176 total outlets near Dubai Hills Estate• Click a category to explore
Walker's Paradise
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
Travel times from Dubai Hills Estate
Real drive times based on Dubai road network • Peak hours (8-10am, 5-8pm) shown
Walkable Destinations
What's Reachable by Car
Lifestyle & Recreation
Parks, beaches, cycling tracks & water activities near Dubai Hills Estate
Water Transport & Activities
Airport access
Drive times from Dubai Hills Estate to Dubai airports
Future: Expanding to become world's largest airport by 2040
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: Meydan One Mall
Key infrastructure improvements coming to this area. Meydan One Mall will enhance connectivity and amenities.
Planned & Ongoing Projects (1)
Meydan One Mall
Massive retail and entertainment destination featuring the world's longest indoor ski slope, dancing fountains, and extensive retail.
- Major entertainment destination
- Job creation
- Increased footfall to area
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 Dubai Hills Estate
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.
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 2,434/sqft → AED 2,501/sqft
Range AED 2,376 – 2,626· -2.0 pp vs Dubai forecast (+4.7%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
20% off-plan share — low incoming supply
Demand pull
Sentiment trend +0.00 over last 4q (Reddit, n=41)
OLS trend + supply pressure + sentiment momentum. Not a substitute for property-level appraisal. Methodology →
Proximity premiums
Highest-psf POIs vs area median · 49,869 transactions
Metro stations
Noor Bank Metro Station
AED 1,440/sqft · 4361 sales
First Abu Dhabi Bank Metro Station
AED 1,417/sqft · 16586 sales
Business Bay Metro Station
AED 1,134/sqft · 450 sales
Malls / shopping
Mall of the Emirates
AED 1,430/sqft · 20215 sales
Dubai Mall
AED 1,138/sqft · 1182 sales
Landmarks
Hamdan Sports Complex
AED 957/sqft · 1679 sales
Burj Al Arab
AED 1,508/sqft · 6814 sales
IMG World Adventures
AED 735/sqft · 16868 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
-0.7%
6 months
+0.7%
1 year
+4.6%
2 years
+16.1%
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 2,444 | 154 | +0.4% |
| 2025Q4 | AED 2,434 | 833 | -0.7% |
| 2025Q3 | AED 2,451 | 1,112 | +1.4% |
| 2025Q2 | AED 2,418 | 933 | +1.1% |
| 2025Q1 | AED 2,391 | 970 | +2.8% |
| 2024Q4 | AED 2,327 | 1,653 | -2.4% |
| 2024Q3 | AED 2,385 | 2,132 | +6.9% |
| 2024Q2 | AED 2,232 | 1,761 | +3.6% |
| 2024Q1 | AED 2,154 | 983 | +2.7% |
| 2023Q4 | AED 2,097 | 1,566 | +6.7% |
| 2023Q3 | AED 1,966 | 873 | -1.1% |
| 2023Q2 | AED 1,987 | 1,352 | +4.6% |
| 2023Q1 | AED 1,899 | 873 |
Property Mix
By Type
Room Distribution
Developers3 developers
Scores are editorial — DLD delivery record + RERA filings + industry reportsEmaar Properties
- •Strongest brand recognition
- •Proven delivery track record
- •Premium locations
- •Premium pricing
- •Slower capital appreciation in mature areas
DAMAC Properties
- •Branded partnerships (Versace, Cavalli, Trump)
- •Strong ROI
- •Flexible payment plans
- •Service charges can be high
- •Some projects delayed historically
Azizi Developments
- •Competitive pricing
- •High rental yields
- •Flexible payment plans
- •Mixed reviews on finishes
- •High density projects
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
Short-term rental (Airbnb) yield
Estimated from 45 active Airbnb listing-months. Medians, not guarantees — actual returns depend on hosting effort, seasonality and DTCM permit costs.
Median nightly
AED 490
Occupancy
62%
Est. annual revenue
AED 80,376
Gross STR yield
3.9%
Source: AirROI Dubai Airbnb listing-month data (Kaggle jasonairroi/airbnb-short-term-rental-data-dubai) joined to DLD median sale prices · Refreshed 2026-06-01 · methodology
Coverage note: the underlying dataset omits several areas (including Dubai Marina, Palm Jumeirah and JBR), so STR yields aren't available for every community — absence here means no data, not no short-term-rental market.
Service charges
RERA-registered rates for Dubai Hills Estate
Average
AED 14/sqft
By Building
Source: RERA / DLD (2025)
Off-plan risk assessment
Five-factor risk score for buying off-plan in this community
Moderate
Overall risk score
Buildings in Dubai Hills Estate
20 buildings with DLD transaction data
Park Horizon
Flat2 B/R, 1 B/R, 3 B/R · Near First Abu Dhabi Bank Metro Station
Median/sqft
AED 2,592
Median Price
AED 2.5M
Avg Size
92 sqm
Nearest Mall
Mall of the Emirates
Greenside Residence
Off-PlanFlat1 B/R, 2 B/R, 3 B/R · Near Noor Bank Metro Station
Median/sqft
AED 2,142
Median Price
AED 1.6M
Avg Size
69.5 sqm
Nearest Mall
Mall of the Emirates
PARK HEIGHTS II
Flat1 B/R, 3 B/R, 2 B/R · Near First Abu Dhabi Bank Metro Station
Median/sqft
AED 2,128
Median Price
AED 2.2M
Avg Size
88.9 sqm
Nearest Mall
Mall of the Emirates
Lime Gardens
Flat1 B/R, 2 B/R, 3 B/R · Near First Abu Dhabi Bank Metro Station
Median/sqft
AED 2,774
Median Price
AED 2.8M
Avg Size
89 sqm
Nearest Mall
Mall of the Emirates
PARK RIDGE
Flat1 B/R, 2 B/R, 3 B/R · Near First Abu Dhabi Bank Metro Station
Median/sqft
AED 2,430
Median Price
AED 2.1M
Avg Size
91.5 sqm
Nearest Mall
Mall of the Emirates
MULBERRY at PARK HEIGHTS
Flat2 B/R, 3 B/R, 4 B/R · Near First Abu Dhabi Bank Metro Station
Median/sqft
AED 2,562
Median Price
AED 3.8M
Avg Size
125.8 sqm
Nearest Mall
Mall of the Emirates
Park Field
Flat2 B/R, 3 B/R, 1 B/R · Near First Abu Dhabi Bank Metro Station
Median/sqft
AED 2,763
Median Price
AED 2.8M
Avg Size
96.1 sqm
Nearest Mall
Mall of the Emirates
Collective
Flat2 B/R, 1 B/R · Near First Abu Dhabi Bank Metro Station
Median/sqft
AED 2,409
Median Price
AED 1.3M
Avg Size
66.9 sqm
Nearest Mall
Mall of the Emirates
Collective 2.0
Flat2 B/R, 1 B/R · Near First Abu Dhabi Bank Metro Station
Median/sqft
AED 2,252
Median Price
AED 1.4M
Avg Size
68.4 sqm
Nearest Mall
Mall of the Emirates
Maple III
Villa4 B/R, 3 B/R · Near First Abu Dhabi Bank Metro Station
Median/sqft
AED 2,120
Median Price
AED 5.6M
Avg Size
246.3 sqm
Nearest Mall
Mall of the Emirates
Palace Residences Dubai Hills Estate
Off-PlanFlat2 B/R, 1 B/R, 3 B/R · Near First Abu Dhabi Bank Metro Station
Median/sqft
AED 2,475
Median Price
AED 2.8M
Avg Size
103.5 sqm
Nearest Mall
Mall of the Emirates
Park Lane
Off-PlanFlat2 B/R, 1 B/R, 3 B/R · Near First Abu Dhabi Bank Metro Station
Median/sqft
AED 2,156
Median Price
AED 2.3M
Avg Size
103.3 sqm
Nearest Mall
Mall of the Emirates
MAPLE
Villa4 B/R, 3 B/R, 5 B/R · Near First Abu Dhabi Bank Metro Station
Median/sqft
AED 2,099
Median Price
AED 5.4M
Avg Size
235.9 sqm
Nearest Mall
Mall of the Emirates
ACACIA AT PARK HEIGHTS
Flat2 B/R, 1 B/R, 3 B/R · Near First Abu Dhabi Bank Metro Station
Median/sqft
AED 2,332
Median Price
AED 3.6M
Avg Size
145.2 sqm
Nearest Mall
Mall of the Emirates
Golf Residences by Fortimo
Off-PlanFlat1 B/R, 2 B/R · Near First Abu Dhabi Bank Metro Station
Median/sqft
AED 1,906
Median Price
AED 2.0M
Avg Size
96.4 sqm
Nearest Mall
Mall of the Emirates
Sidra 2
Residential· Near First Abu Dhabi Bank Metro Station
Median/sqft
AED 2,212
Median Price
AED 11.1M
Avg Size
454.1 sqm
Nearest Mall
Mall of the Emirates
MAPLE 2
Villa4 B/R, 3 B/R, 5 B/R · Near First Abu Dhabi Bank Metro Station
Median/sqft
AED 2,063
Median Price
AED 5.5M
Avg Size
274.7 sqm
Nearest Mall
Mall of the Emirates
ELLINGTON HOUSE II
Off-PlanFlat2 B/R, 3 B/R, 1 B/R · Near First Abu Dhabi Bank Metro Station
Median/sqft
AED 3,131
Median Price
AED 4.1M
Avg Size
126.8 sqm
Nearest Mall
Mall of the Emirates
Park Heights I
Flat1 B/R, 2 B/R, 3 B/R · Near First Abu Dhabi Bank Metro Station
Median/sqft
AED 2,108
Median Price
AED 1.6M
Avg Size
80 sqm
Nearest Mall
Mall of the Emirates
ELLINGTON HOUSE
Flat2 B/R, 3 B/R, 1 B/R · Near Noor Bank Metro Station
Median/sqft
AED 3,200
Median Price
AED 4.3M
Avg Size
126.9 sqm
Nearest Mall
Mall of the Emirates
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
Moderate 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.
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 Dubai Hills Estate
Data updated June 2026 · DLD Official Records
Highlights
Compare & explore
All guides & rankingsFrequently asked questions about Dubai Hills Estate
What is the average property price in Dubai Hills Estate?
The median property price in Dubai Hills Estate is AED 2,054,888, with a median price per square foot of AED 2,332. Prices have changed +13.1% year-over-year as of March 2026.
What types of properties are available in Dubai Hills Estate?
Dubai Hills Estate is primarily an apartment community with approximately 100% apartments and 0% villas. The most common property types include Flat (18,967), Shop (23).
How is the real estate market performing in Dubai Hills Estate?
Dubai Hills Estate has seen 19,010 property transactions over the past 5 years. The current year-over-year price change is +13.1%, with 10,531 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.