Dubai Hills Estate
apartment community
Buyer read
Apartments offer a clear entry, but off-plan sales dominate
Apartments have a median sale price of AED 2.13M. 66% of recent sales are off-plan, while market activity ranks below average. The downside profile is robust, based on 2 of 5 available inputs.
AED 2.13M
Apartment median · 2025-07-31 to 2026-07-31
66% off-plan
High supply-pressure proxy
Below average
Relative to Dubai communities
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 2,402
Apartments
YoY change
+0.7%
5-yr sales
16,557
DLD transactions
Median price
AED 2.1M
All property types
DUBUY VERDICT
Exceptional amenity density, weaker transit
Dubai Hills Estate offers exceptional amenity density with public-transport coverage is unscored. The mapped inventory covers 233 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
233
Dining
17/100
72 mapped
Shopping
20/100
50 mapped
Health
37/100
46 mapped
Nightlife
3/100
1 mapped bars
DUBUY VERDICT
Broad access to highly rated schools
6 schools sit in the mapped catchment; 6 currently have a KHDA inspection rating, including 5 rated Very Good or Outstanding. Families can choose across 2 curriculums; check actual drive times and admissions availability below.
Schools nearby
6
Top-rated
5
Curricula
2
Best rating
Outstanding
Schools nearby
6
Within the mapped catchment
Curriculum
UK
+1 more
Median fees
AED 66K
Approx. annual fee
Rating
Outstanding
Best nearby KHDA rating
DUBUY VERDICT
Capital growth, not cashflow for the appreciation thesis
Dubai Hills Estate has compounded 52% over 3 years. Yields are below median — buy for resale, not rental income.
YoY change
+0.7%
3-yr growth
+52%
Gross yield
—
5yr volume
16,557
Current PSF
AED 2,218
6-month forecast
-2.4%
Forecast range
2,056–2,272
AED per sqft
Confidence
High
Model confidence
Dubai Hills Estate is a primarily apartment-based community in Dubai with 16,557 transactions on record over the last five years. Median price per square foot sits at AED 2,402, up 0.7% year-on-year, tracking below 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 Dubai Hills Estate median. Drag the sliders — DLD-typical 4.5% APR over 25 years.
Monthly payment
AED 9K
Loan AED 1.59M · 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 Dubai Hills Estate
Dubai Hills Estate is led by apartments, with 60 named developments and home types available to research.
Home types
4
Registered and marketed
Typical size
983 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
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.
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
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 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
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.
Local amenities
Mapped amenities within a 2.5km straight-line radius • 176 total outlets near Dubai Hills Estate
Exceptional 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
Moderate mapped greenery · #35 of 75 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
Walkable Destinations
What's Reachable by Car
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.
Market history
Prices fell 4.0% while sales fell 59% last quarter.
Median sale price per sqft and registered sales, by completed quarter. Volume often moves before price.
Latest median PSF
AED 2,324
Q2 2026
3m price change
-4.0%
vs prior completed quarter
Quarter sales
273
Q2 2026
3m sales change
-58.7%
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.
The headline median blends ready resale with off-plan (developer) sales — about 66% of recorded sales here are off-plan. A ready-only split is added on the next DLD data refresh.
6-month forecast
From 2026Q3 · 8 quarters of data
AED 2,218/sqft → AED 2,164/sqft
Range AED 2,056 – 2,272· -4.0 pp vs Dubai forecast (+1.6%)
Drivers
Base trend
OLS slope of last 8 quarters' median psf, projected 6mo
Supply pressure
66% 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 →
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
-4.6%
6 months
-8.4%
1 year
-9.9%
2 years
-6.9%
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 2,218 | 132 | -4.6% |
| 2026Q2 | AED 2,324 | 273 | -4.0% |
| 2026Q1 | AED 2,421 | 661 | -0.8% |
| 2025Q4 | AED 2,441 | 694 | -0.9% |
| 2025Q3 | AED 2,462 | 892 | +1.8% |
| 2025Q2 | AED 2,419 | 741 | +1.2% |
| 2025Q1 | AED 2,390 | 832 | +3.2% |
| 2024Q4 | AED 2,317 | 1,366 | -2.8% |
| 2024Q3 | AED 2,383 | 1,670 | +6.7% |
| 2024Q2 | AED 2,234 | 1,455 | +3.5% |
| 2024Q1 | AED 2,159 | 878 | +3.0% |
| 2023Q4 | AED 2,097 | 1,383 | +7.0% |
| 2023Q3 | AED 1,959 | 757 | -1.5% |
| 2023Q2 | AED 1,988 | 1,207 | +4.7% |
| 2023Q1 | AED 1,898 | 785 | +7.1% |
| 2022Q4 | AED 1,773 | 877 | +1.7% |
| 2022Q3 | AED 1,743 | 793 | +11.7% |
| 2022Q2 | AED 1,560 | 329 | -0.8% |
| 2022Q1 | AED 1,572 | 343 | +4.0% |
| 2021Q4 | AED 1,511 | 288 | -1.4% |
| 2021Q3 | AED 1,533 | 201 |
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 • 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
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
3.8%
Source: AirROI Dubai Airbnb listing-month data (Kaggle jasonairroi/airbnb-short-term-rental-data-dubai) joined to DLD median sale prices · Refreshed 2026-08-04 · 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
40/100
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.
- •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 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.
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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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 2,125,000, with a median price per square foot of AED 2,402. Prices have changed +0.7% year-over-year as of July 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 16,557 property transactions over the past 5 years. The current year-over-year price change is +0.7%, with 2,345 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.