#1 by matching listings
Xueteng Gao
Agency not supplied by feed
100% of observed sale portfolio here
AED 1.9M–4.3M
Dubai Hills Estate
apartment community
AED 2,399/sqft+0.5%YoY
Buyer read
Apartments offer a clear entry, but off-plan sales dominate
Apartments have a median sale price of AED 2.2M. 58% of recent sales are off-plan, while market activity ranks below average. The downside profile is robust, based on 2 of 5 available inputs.
Entry unit
AED 2.2M
Apartment median · 2025-11-02 to 2026-11-02
Recent sale mix
58% off-plan
High supply-pressure proxy
Market activity
Below average
Relative to Dubai communities
Downside profile
Robust
2 of 5 risk inputs available
A master-planned community by Emaar with an 18-hole championship golf course, parks, and Dubai Hills Mall.
Median PSF
AED 2,399
Apartments
YoY change
+0.5%
5-yr sales
19,577
DLD transactions
Median price
AED 2.2M
All property types
DLD records through November 2026FreshYieldFreshForecastFresh
Emaar Properties· Premium24,766residents· 2026 est.· 11K householdsEst. 2014
DUBUY VERDICT
Exceptional amenity density, weaker transit
Dubai Hills Estate offers exceptional amenity density with public-transport coverage is unscored. The mapped inventory covers 56 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
56
Dining
5/100
24 mapped
Shopping
8/100
24 mapped
Health
1/100
4 mapped
Nightlife
3/100
1 mapped bars
Highlights18-hole golf courseDubai Hills MallCentral Park
DUBUY VERDICT
Capital growth, not cashflow for the appreciation thesis
Dubai Hills Estate has compounded 48% over 3 years. Yields are below median — buy for resale, not rental income.
YoY change
+0.5%
3-yr growth
+48%
Gross yield
—
5yr volume
19,577
Median PSF
AED 2,399
Apartments
YoY change
+0.5%
5-yr sales
19,577
DLD transactions
Median price
AED 2.2M
All property types
Dubai Hills Estate is a primarily apartment-based community in Dubai with 19,577 transactions on record over the last five years. Median price per square foot sits at AED 2,399, up 0.5% year-on-year, tracking below the city-wide 5.3% 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 Dubai Hills Estate median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Property priceAED 2.20M
Down payment25% · AED 550K
Monthly payment
AED 9K
Loan AED 1.65M · 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.
Explore property types:Apartments(18,990)
PROPERTY CATALOGUE
Homes in Dubai Hills Estate
Dubai Hills Estate is led by apartments, with 60 named developments and home types available to research.
Home types
5
Registered and marketed
Typical size
982 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, 4 B/R, 5 B/R
651–1,603 sqft
Hotel apartments
1 B/R, 2 B/R, 3 B/R
877–2,350 sqft
Villas
3 B/R, 4 B/R, 5 B/R, 6 B/R, 7 B/R
Not published
Includes Dubai Hills Estate, PARK RIDGE, Palace Residences Dubai Hills Estate and 57 more.
Explore all homesMarket temperature & historical discussion for Dubai Hills Estate
Archived discussion themes: Praised for comprehensive amenities including pools, gyms, courts, and dining options. Criticised for rental costs extremely high with limited affordable family-friendly options.
Market temperatureBelow average46th percentileDLD transaction velocity, asking-price compression, acceleration and stability · updated 2026-11-04
Historical discussion
Top 15%
historical discussion rank among covered Dubai areas
Dated 2021–2026 archive from r/dubai, r/UAE and r/expats · 75 on-topic mentions · latest item Jul 21, 2026 · last scored 2026-07-21
Discussion trend
—
Need 2 more quarters
Mostly discussed by
residents
40% of mentions
Sentiment over time
Axis zoomed to the observed range (-0.1 to +0.1); sentiment scores still use the full −1 to +1 scale.
Sentiment from Q2 2026 to Q3 2026 moved from -0.11 to -0.01. Based on 37 mentions across 2 quarters.
What people praise
- +Comprehensive amenities including pools, gyms, courts, and dining options×6
- +Good schools nearby with strong student-teacher ratios×2
- +Calm neighborhood with good connectivity to other areas×2
- +Good for those seeking quieter residential environment×2
- +Multiple one-bedroom options available for both rent and sale×2
What people criticise
- −Rental costs extremely high with limited affordable family-friendly options×6
- −Extreme utility bill spike in May despite moderate temperature increase×2
- −Potential building-wide efficiency or meter issues affecting residents×2
- −Service charges increase significantly, becoming less competitive×2
- −Villa prices increased 30% in just 4 months, making purchases unaffordable×1
Who's talking
Residents 40%Considering a move 33%Investors 15%Agents / brokers 12%
Communities with similar vibes
Based on cosine similarity of what people praise and criticise about each area.
Based on 75 Reddit posts and comments (2021–2026) from r/dubai, r/UAE, r/expats and r/digitalnomad, scored by Claude Haiku. Latest collected item: Jul 21, 2026. Last scored 2026-07-21. Read the full methodology.
MARKET VERDICT
Price momentum is positive over the longer cycle
Dubai Hills Estate is tracking below Dubai's current 5.3% annual benchmark. Read price direction together with volume, yield, and forecast confidence rather than treating one change figure as a buy signal.
YoY change
+0.5%
3-yr growth
+48%
12m sales
2,285
Forecast
high
Current PSF
AED 2,308
6-month forecast
-3.0%
Forecast range
2,128–2,352
AED per sqft
Confidence
High
Model confidence
HOMES & LISTINGS VERDICT
There is enough stock to narrow by name
Dubai Hills Estate is led by apartments, with 60 named developments and home types available to research.
Named profiles
60
Primary stock
Apartments
Agent evidence
Available
Off-plan mix
58%
Named profiles
60
complete catalogue
Primary stock
Apartments
100% of observed mix
12m sales
2,285
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 2 of 5 composite inputs available.
Supply pressure
high
Downside
Robust
Forecast confidence
high
Mapped greenery
Moderate
Off-plan share
58%
Recent ready/off-plan sales
Supply pressure
High
2,285 sales sampled
Downside profile
Robust
2 of 5 inputs
Forecast confidence
High
Scenario confidence
Market Context
Dubai Property Index
153.7
+5.3% YoY (citywide DLD)
This Area vs Market
Underperforming
+0.5% vs +5.3%
Housing Inflation
5.3%
Annual (Dubai average)
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
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
5y +3.8%10y +8.0%
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 · FS 1 - YEAR 13 · AED 82K/yr · Selective entry
OutstandingDS 95/100
GEMS Wellington Academy Al Khail L.L.C
UK · ECC (2-3) - YEAR 13 · AED 88K/yr · Selective entry
Very goodDS 86/100
GEMS New Millennium School L.L.C
UK · Pre primary - GRADE 12 · AED 28K/yr · Selective entry
Very goodDS 86/100
GEMS First Point School L.L.C
UK · ECC (2-3) - YEAR 13 · AED 59K/yr · Selective entry
Very goodDS 86/100
GEMS International School Al Khail L.L.C
IB · Pre primary - GRADE 12 · AED 65K/yr · Selective entry
GoodDS 78/100
KHDA-licensed nurseries nearby(13 within range)
Chubby Cheeks Nursery (Branch)0.4 km
Emirates British Nursery Llc0.7 km
Blossom Hills Nursery (Br Of Blossom Education Investment Llc)0.7 km
Blossom Hills Early Learning Center 21.3 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 • 56 total outlets near Dubai Hills Estate
Amenity access score
100/100
Exceptional amenity density · based on mapped POI density, not routed walking conditions
Food & Drink
24
Restaurants18
Cafes & Coffee5
Bars & Nightlife1
Click to explore venues
Shopping
24
Supermarkets18
Mini Marts2
Click to explore venues
Health
4
Pharmacies1
Clinics0
Click to explore venues
Lifestyle
1
Gyms & Fitness1
Spas0
Salons0
Click to explore venues
Lifestyle Scores
Dining5/100
Shopping8/100
Health1/100
Nightlife3/100
B0 BanksATM3 ATMs
Data source: OpenStreetMap • 2.5km straight-line radius • Source snapshot: November 2026
Transport & Lifestyle
Moderate greenery
5 park features
Moderate mapped greenery · #40 of 86 mapped Dubai communities The 5 figure counts OpenStreetMap park-tagged features within 2.5km of the community centre. It does not mean 5 distinct named parks or confirm walking access.
Travel times from Dubai Hills Estate
Real drive times based on Dubai road network • Peak hours (8-10am, 5-8pm) shown
Dubai Hills Park
0.5 km
8 min
walk
3 min
peak
2 min
off-peak
Dubai Hills Mall
1 km
12 min
walk
5 min
peak
3 min
off-peak
King's College Hospital
2.5 km
5 min
peak
3 min
off-peak
Dubai Mall
10 km
15 min
peak
10 min
off-peak
DIFC
10 km
15 min
peak
10 min
off-peak
Mall of Emirates
12 km
18 min
peak
12 min
off-peak
AIR
Dubai Airport T3
18 km
25 min
peak
18 min
off-peak
Walkable Destinations
Dubai Hills Park(8 min)Dubai Hills Mall(12 min)
What's Reachable by Car
10 min drive
Dubai Hills MallDubai Hills ParkAl BarshaAl Quoz
15 min drive
Downtown DubaiMall of EmiratesBusiness BayMotor City
30 min drive
Dubai MarinaJBRDubai AirportPalm Jumeirah
Airport access
Drive times from Dubai Hills Estate to Dubai airports
DXBNearest
Dubai International
19.3 km
Off-peak23 min
Normal31 min
Peak hour55 min
Via Al Khail Road (E44) → Airport Road
~1 Salik toll gate
DWCFuture Hub
Al Maktoum International
27.3 km
Off-peak33 min
Normal44 min
Peak hour1h 19m
Via Emirates Road (E611) → Expo Road
~2 Salik toll gates
Future: Expanding to become world's largest airport by 2040
AUH
Abu Dhabi International
97.2 km
Off-peak1h 57m
Normal2h 36m
Peak hour4h 40m
Via Sheikh Zayed Road (E11) → Abu Dhabi
~3 Salik toll gates
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)
Retail
Meydan One Mall
Under ConstructionHigh Impact
Massive retail and entertainment destination featuring the world's longest indoor ski slope, dancing fountains, and extensive retail.
2026-2027AED 25 billion
Key Benefits:
- 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.
Observed listing specialists
Agents with real choice in Dubai Hills Estate
161 matching sale adverts across 121 agents. Ranked by unique listings, not paid placement or a claim of service quality.
7
View agent
#2 by matching listings
Resham Sadhwani
Agency not supplied by feed
100% of observed sale portfolio here
AED 4.6M–5.4M
#3 by matching listings
Ramsha Hasnain
Agency not supplied by feed
100% of observed sale portfolio here
AED 3.7M–10.3M
Observed 2 Nov 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 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.
30-DAY REPRICING
Collecting repricing evidence for Dubai Hills Estate
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
paused
Advert-level changes, not unique homes or completed-sale discounts.
Open filtered Repricing RadarMarket history
Prices fell 2.7% while sales rose 33% 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 2,262
Q3 2026
3m price change
-2.7%
vs prior completed quarter
Quarter sales
424
Q3 2026
3m sales change
+33.3%
vs prior completed quarter
2,4522,2752,098
Sales
23Q424Q325Q326Q3
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.
The headline median blends ready resale with off-plan (developer) sales — about 58% of recorded sales here are off-plan. A ready-only split is added on the next DLD data refresh.
6-month forecast
From 2026Q4 · 8 quarters of data
-3.0%over 6mo
AED 2,308/sqft → AED 2,240/sqft
Range AED 2,128 – 2,352· -3.3 pp vs Dubai forecast (+0.3%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
58% off-plan share — high incoming supply
Discussion momentum
Historical discussion trend +0.00 over last 4q (dated 2021–2026 Reddit archive, n=75)
OLS trend + supply pressure + dated discussion momentum. Not a substitute for property-level appraisal. Methodology →
Offer guide
Build an opening reference for Dubai Hills Estate
374 ready-home DLD sales put the exact bedrooms middle PSF at AED 2,268. 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
+2.0%
6 months
-0.7%
1 year
-5.2%
2 years
-0.8%
Median price per square foot (PSF), quarter-on-quarter, ending 2026Q4. From DLD transactions; monthly granularity isn't published.
| Quarter | Median/sqft | Transactions | Change |
|---|---|---|---|
| 2026Q4 | AED 2,308 | 156 | +2.0% |
| 2026Q3 | AED 2,262 | 424 | -2.7% |
| 2026Q2 | AED 2,324 | 318 | -4.4% |
| 2026Q1 | AED 2,430 | 820 | -0.2% |
| 2025Q4 | AED 2,434 | 842 | -0.7% |
| 2025Q3 | AED 2,452 | 1,116 | +1.4% |
| 2025Q2 | AED 2,418 | 939 | +1.1% |
| 2025Q1 | AED 2,391 | 975 | +2.8% |
| 2024Q4 | AED 2,326 | 1,664 | -2.5% |
| 2024Q3 | AED 2,385 | 2,135 | +6.8% |
| 2024Q2 | AED 2,233 | 1,768 | +3.7% |
| 2024Q1 | AED 2,154 | 988 | +2.7% |
| 2023Q4 | AED 2,098 | 1,555 | +6.8% |
| 2023Q3 | AED 1,965 | 879 | -0.8% |
| 2023Q2 | AED 1,980 | 1,354 | +4.3% |
| 2023Q1 | AED 1,899 | 882 | +7.1% |
| 2022Q4 | AED 1,773 | 954 | +1.7% |
| 2022Q3 | AED 1,743 | 858 | +11.5% |
| 2022Q2 | AED 1,563 | 360 | -0.5% |
| 2022Q1 | AED 1,571 | 357 | +2.7% |
| 2021Q4 | AED 1,529 | 233 |
Property Mix
By Type
Apartments99.9%
Room Distribution
1 B/R
45%
2 B/R
40%
3 B/R
13%
Studio
1%
4 B/R
0%
Developers3 developers
Scores are editorial — DLD delivery record + RERA filings + industry reportsEmaar 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
Arabian RanchesEmaar BeachfrontThe Valley
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
DAMAC HillsDAMAC Hills 2DAMAC LagoonsBusiness Bay towers
Azizi Developments
Established DeveloperEst. 2007
82/100
Very Good
78
Delivery
80
Quality
7%
Avg ROI
6.7%
Yield
80+ active projects
Affordable luxuryRapid constructionMultiple locations
Strengths
- •Competitive pricing
- •High rental yields
- •Flexible payment plans
Considerations
- •Mixed reviews on finishes
- •High density projects
Other Azizi Developments Communities
Azizi RivieraAzizi VeniceAl Furjan projects
Area health & valuations
Healthcare, education, government housing, air quality, and official land valuations.
Real Estate Agents in Dubai
DLD directory • 33,565 observed brokers from 9,963 offices • Observed 2 Nov 2026 • Complete coverage unverified
View All AgentsTop Agencies by Team Size
1
WHITE AND WHITE REAL ESTATE L....
494 observed brokers
2
HARBOR REAL ESTATE BROKER L.L....
354 observed brokers
3
ON PLAN REAL ESTATE L.L.C
353 observed brokers
4
HAUS & HAUS REAL ESTATE BROKER...
325 observed brokers
5
METROPOLITAN PREMIUM PROPERTIE...
236 observed brokers
Featured Agents
ADAM WEBBER
WHITE AND WHITE...
+971 58 621 98BRN 29553 • Card expiry 2027-03-17 • Office expiry 2028-01-05
SHIREEN ROSE
WHITE AND WHITE...
04 302 5800BRN 36032 • Card expiry 2027-01-05 • Office expiry 2028-01-05
SAMEH NAGI
HARBOR REAL ESTATE...
+971 52 911 3211BRN 511 • Card expiry 2027-10-25 • Office expiry 2027-10-25
MOHANAD NAGI
HARBOR REAL ESTATE...
+971 05 065 55800BRN 689 • Card expiry 2027-10-25 • Office expiry 2027-10-25
LUKE NICHOLAS
HAUS & HAUS...
+971 52 912 8484BRN 28117 • Card expiry 2027-06-24 • Office expiry 2027-06-24
SIMON MARTYN
HAUS & HAUS...
+971 55 372 3721BRN 28124 • Card expiry 2027-06-24 • Office expiry 2027-06-24
Registration details from the latest available Dubai Land Department broker export
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
3.7%
Source: AirROI Dubai Airbnb listing-month data (Kaggle jasonairroi/airbnb-short-term-rental-data-dubai) joined to DLD median sale prices · Refreshed 2026-11-04 · 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.
Off-plan risk
39/100
Moderate
Headline risk for Dubai Hills Estate. Buyer Pro explains the five supply, developer, pricing, liquidity, and momentum drivers.
Explain Dubai Hills Estate's off-plan risk score
See the five scored drivers covering supply concentration, developer delivery, price premium, exit liquidity, and momentum.
Low fragility · 2/5 inputs
- •DLD market temperature trending negative
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
Moderate mapped greeneryParks
5
Gardens
11
Woods / forest
0
Recreation grounds
0
Pitches
20
Grass / lawns
16
Total features
52
Named parks
5
Satellite vegetation
6.7%
Counts OpenStreetMap-tagged green features (parks, gardens, woods, grass and pitches) within a 2.5km straight-line search radius of the community reference point. 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.
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 Dubai Hills Estate
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Frequently 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 2,200,000, with a median price per square foot of AED 2,399. Prices have changed +0.5% year-over-year as of November 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 19,577 property transactions over the past 5 years. The current year-over-year price change is +0.5%, with 2,285 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 property-level Ejari rental records. DLD transaction coverage through November 2026.How we built this.