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Dubai Hills area in Dubai - prices, rents and cap rates
Cap rates for projects in Dubai Hills area in Dubai
Data as of December 2025| Project | Sale price, AED/sqm | Rent, AED/sqm/ year | Cap rate |
|---|---|---|---|
| Golf Suites | 24,478 | 1,947 | 8.0% |
| Collective | 24,694 | 1,929 | 7.8% |
| Park Horizon | 23,206 | 1,816 | 7.8% |
| The Grove by Iman | 28,211 | 2,153 | 7.6% |
| Park Point | 22,628 | 1,686 | 7.5% |
| Prive Residence | 24,928 | 1,840 | 7.4% |
| Ellington House | 30,378 | 2,195 | 7.2% |
| Park Heights I | 21,871 | 1,543 | 7.1% |
| Golf Ville | 26,575 | 1,797 | 6.8% |
| Park Ridge | 24,069 | 1,637 | 6.8% |
| Socio | 28,965 | 1,972 | 6.8% |
| Collective 2.0 | 26,925 | 1,811 | 6.7% |
| Park Heights II | 23,815 | 1,586 | 6.7% |
| Park Field | 27,826 | 1,835 | 6.6% |
| Mulberry at Park Heights | 26,397 | 1,623 | 6.2% |
| Lime Gardens | 26,530 | 1,422 | 5.4% |
| Acacia at Park Heights | 30,020 | 1,504 | 5.0% |
Cap rate (rental yield) in Dubai Hills area in Dubai is from 5.0% to 8.0%. The median cap rate in is 6.8%.
The maximum cap rate in Dubai Hills is 8.0% at Golf Suites project. The minimum cap rate in Dubai Hills is 5.0% at Acacia at Park Heights project.
Sales prices for off-plan (pre registration and delayed sell) properties in Dubai Hills
| Rooms | Size, sqm | Sale price, AED/sqm | Sale price, AED |
|---|---|---|---|
| 1 | 67 | 27,498 | 1,833,032 |
| 2 | 107 | 26,043 | 2,786,346 |
| 3 | 220 | 24,678 | 5,429,720 |
Sales prices for completed properties in Dubai Hills
| Rooms | Size, sqm | Sale price, AED/sqm | Sale price, AED |
|---|---|---|---|
| 1 | 63 | 26,028 | 1,652,351 |
| 2 | 91 | 27,315 | 2,483,929 |
| 3 | 157 | 23,703 | 3,725,000 |
Rents in Dubai Hills
| Rooms | Size, sqm | Rent, AED/sqm/ year | Rent, AED |
|---|---|---|---|
| 1 | 60 | 1,809 | 108,023 |
| 2 | 97 | 1,771 | 172,005 |
| 3 | 168 | 1,694 | 283,894 |
Price for off-plan 1 bedroom apartment in Dubai Hills is 1,833,032 AED or 27,498 AED/sqm.
Price for off-plan 2 bedroom apartment in Dubai Hills is 2,786,346 AED or 26,043 AED/sqm.
Price for off-plan 3 bedroom apartment in Dubai Hills is 5,429,720 AED or 24,678 AED/sqm.
Price for completed 1 bedroom apartment in Dubai Hills is 1,652,351 AED or 26,028 AED/sqm.
Price for completed 2 bedroom apartment in Dubai Hills is 2,483,929 AED or 27,315 AED/sqm.
Price for completed 3 bedroom apartment in Dubai Hills is 3,725,000 AED or 23,703 AED/sqm.
Rent for 1 bedroom apartment in Dubai Hills is 108,023 AED or 1,809 AED/sqm.
Rent for 2 bedroom apartment in Dubai Hills is 172,005 AED or 1,771 AED/sqm.
Rent for 3 bedroom apartment in Dubai Hills is 283,894 AED or 1,694 AED/sqm.
Residential property projects in Dubai Hills
| Off-plan | Ready |
|---|---|
| 399 Hills Park B (100%) Club Drive (100%) Club Place (100%) Ellington House 2 (100%) Ellington House 3 (100%) Ellington House 4 (100%) Elvira (100%) Golf Grand (100%) Golf Hillside (100%) Golf Residences by Fortimo (100%) Greenside Residence (100%) Hills Park (67%) Hillsedge (100%) Lime Gardens (29%) Mallside Residence (100%) Palace Residences Dubai Hills Estate (100%) Palace Residences Hillside A (100%) Park Horizon (17%) Park Lane (100%) Parkland (100%) Parkside Hills (100%) Parkside Views (100%) Parkwood (100%) Rosehill (100%) Vida Residences Club Point (100%) Vida Residences Dubai Hills Estate (100%) Vida Residences Hillside (100%) | Acacia at Park Heights Collective Collective 2.0 Ellington House Golf Suites Golf Ville Mulberry at Park Heights Park Field Park Heights I Park Heights II Park Point Park Ridge Prive Residence Socio The Grove by Iman The Pinnacle |
Share of off-plan projects in sales in Dubai Hills is 69%
Sales and rents in Dubai Hills in December 2025
| Project name | Sale price, AED/sqm | Pre. reg sales | Delayed sales | Sales | Rent, AED/sqm/ year | Rent contracts |
|---|---|---|---|---|---|---|
| Palace Residences Hillside A | 27,977 | 95 | ||||
| Parkwood | 23,357 | 21 | ||||
| Rosehill | 24,761 | 9 | ||||
| Vida Residences Hillside | 26,870 | 7 | ||||
| Park Field | 27,826 | 4 | 8 | 1,835 | 44 | |
| Elvira | 25,716 | 6 | ||||
| Park Ridge | 24,069 | 5 | 1,637 | 36 | ||
| Park Heights II | 23,815 | 6 | 1,586 | 18 | ||
| Collective | 24,694 | 7 | 1,929 | 32 | ||
| Park Horizon | 23,206 | 4 | 2 | 1,816 | 14 | |
| Park Heights I | 21,871 | 4 | 1,543 | 12 | ||
| Lime Gardens | 26,530 | 4 | 2 | 1,422 | 2 | |
| Acacia at Park Heights | 30,020 | 1 | 3 | 1,504 | 16 | |
| Ellington House | 30,378 | 3 | 2,195 | 20 | ||
| Ellington House 2 | 27,941 | 4 | ||||
| Mulberry at Park Heights | 26,397 | 3 | 1,623 | 8 | ||
| 399 Hills Park B | 21,919 | 2 | ||||
| Golf Hillside | 27,924 | 2 | ||||
| Parkland | 25,655 | 2 | ||||
| Ellington House 3 | 24,684 | 3 | ||||
| Hills Park | 21,387 | 2 | ||||
| Parkside Views | 23,212 | 3 | ||||
| Golf Ville | 26,575 | 3 | 1,797 | 10 | ||
| Collective 2.0 | 26,925 | 3 | 1,811 | 20 | ||
| Club Place | 21,366 | 1 | ||||
| Park Point | 22,628 | 2 | 1,686 | 12 | ||
| Hillsedge | 26,728 | 2 | ||||
| Parkside Hills | 22,694 | 2 | ||||
| Golf Residences by Fortimo | 18,147 | 1 | ||||
| The Grove by Iman | 28,211 | 2 | 2,153 | 2 | ||
| Palace Residences Dubai Hills Estate | 22,982 | 1 | ||||
| Golf Suites | 24,478 | 1 | 1 | 1,947 | 6 | |
| Vida Residences Club Point | 28,942 | 1 | ||||
| Club Drive | 27,794 | 1 | ||||
| Park Lane | 25,749 | 1 | ||||
| Mallside Residence | 27,698 | 1 | ||||
| Socio | 28,965 | 1 | 1,972 | 12 | ||
| Prive Residence | 24,928 | 1 | 1,840 | 10 | ||
| Golf Grand | 24,874 | 1 | ||||
| The Pinnacle | ||||||
| Greenside Residence | ||||||
| Ellington House 4 | ||||||
| Vida Residences Dubai Hills Estate | ||||||
| Soho The Berkeley |
About Dubai Hills area in Dubai
Dubai Hills Estate is a master-planned development located in the heart of Dubai. It is a joint venture between Emaar Properties and Meraas Holding. Here are some key features of Dubai Hills Estate:
Prime Location: Dubai Hills Estate is situated in a highly desirable location, centrally positioned between Downtown Dubai and Dubai Marina. It offers convenient access to major road networks, business districts, and key landmarks in Dubai.
Integrated Community: Dubai Hills Estate is designed as a self-sufficient community, offering a wide range of residential options, retail outlets, dining options, schools, healthcare facilities, and recreational amenities. The aim is to create a complete and integrated living experience for residents.
Golf Course: One of the highlights of Dubai Hills Estate is its 18-hole championship golf course, which forms the centerpiece of the community. Designed to international standards, the golf course offers stunning views and a recreational outlet for residents.
Parks and Open Spaces: The development incorporates numerous parks, landscaped areas, and open spaces, providing residents with opportunities for outdoor activities, jogging, cycling, and picnicking. The lush green surroundings contribute to a pleasant and serene environment.
Luxury Residences: Dubai Hills Estate offers a variety of high-end residential properties, including villas, townhouses, and apartments. These properties often feature modern and elegant designs, spacious layouts, top-quality finishes, and access to exclusive amenities.
Lifestyle and Amenities: The community offers a range of amenities, including community centers, sports facilities, swimming pools, children's play areas, and fitness centers. Residents can enjoy a luxurious and active lifestyle within the development.
Views: Depending on the location within Dubai Hills Estate, residents can enjoy views of the Dubai skyline, the golf course, or the surrounding greenery.
It's important to note that developments in Dubai are constantly evolving, and new phases or districts may be added over time. For the most accurate and up-to-date information about specific residential areas or developments, it is recommended to consult official sources or contact the developer directly.
Prime Location: Dubai Hills Estate is situated in a highly desirable location, centrally positioned between Downtown Dubai and Dubai Marina. It offers convenient access to major road networks, business districts, and key landmarks in Dubai.
Integrated Community: Dubai Hills Estate is designed as a self-sufficient community, offering a wide range of residential options, retail outlets, dining options, schools, healthcare facilities, and recreational amenities. The aim is to create a complete and integrated living experience for residents.
Golf Course: One of the highlights of Dubai Hills Estate is its 18-hole championship golf course, which forms the centerpiece of the community. Designed to international standards, the golf course offers stunning views and a recreational outlet for residents.
Parks and Open Spaces: The development incorporates numerous parks, landscaped areas, and open spaces, providing residents with opportunities for outdoor activities, jogging, cycling, and picnicking. The lush green surroundings contribute to a pleasant and serene environment.
Luxury Residences: Dubai Hills Estate offers a variety of high-end residential properties, including villas, townhouses, and apartments. These properties often feature modern and elegant designs, spacious layouts, top-quality finishes, and access to exclusive amenities.
Lifestyle and Amenities: The community offers a range of amenities, including community centers, sports facilities, swimming pools, children's play areas, and fitness centers. Residents can enjoy a luxurious and active lifestyle within the development.
Views: Depending on the location within Dubai Hills Estate, residents can enjoy views of the Dubai skyline, the golf course, or the surrounding greenery.
It's important to note that developments in Dubai are constantly evolving, and new phases or districts may be added over time. For the most accurate and up-to-date information about specific residential areas or developments, it is recommended to consult official sources or contact the developer directly.
Area guide for property buyers in Dubai Hills
What areas are cheaper than 'Dubai Hills' area in Dubai but provide a similar quality of living?
1. Arabian Ranches2. Jumeirah Village Circle
3. Al Barsha
4. Discovery Gardens
5. International City
6. Jumeirah Lake Towers
7. The Greens
8. Motor City
9. Mirdif
10. Al Warqa
What areas are better than 'Dubai Hills' area in Dubai and why?
1. Downtown Dubai: Downtown Dubai is a great alternative to Dubai Hills because it offers a more vibrant and bustling atmosphere. It is home to some of the most iconic landmarks in the city, such as the Burj Khalifa, the Dubai Mall, and the Dubai Fountain. It also has a wide variety of restaurants, shops, and entertainment venues.2. Jumeirah Beach Residence: Jumeirah Beach Residence is a great alternative to Dubai Hills because it is located right on the beach, offering stunning views of the Arabian Gulf. It is also home to a wide variety of restaurants, cafes, and shops.
3. Palm Jumeirah: Palm Jumeirah is a great alternative to Dubai Hills because it is a man-made island that offers a luxurious lifestyle with its many high-end hotels, restaurants, and shops. It also has a wide variety of beachfront activities available.
4. Al Barsha: Al Barsha is a great alternative to Dubai Hills because it is a residential area that offers a more relaxed atmosphere than the hustle and bustle of Downtown Dubai. It is also home to a variety of shops, restaurants, and entertainment venues.
Where is 'Dubai Hills' area in Dubai located?
Dubai Hills is located in the heart of Dubai, between Al Khail Road and Umm Suqeim Road. It is a master-planned community that offers luxurious living, shopping, dining, and entertainment options.What are the things to do in and around 'Dubai Hills' area in Dubai and what are their locations?
1. Dubai Hills Golf Club: Located in the heart of Dubai Hills Estate, this 18-hole championship golf course offers a challenging and enjoyable experience for golfers of all levels.2. Dubai Hills Mall: This shopping destination is located in the heart of Dubai Hills Estate and offers a variety of retail, dining, and entertainment options.
3. Dubai Hills Park: This park is located in the heart of Dubai Hills Estate and offers a range of outdoor activities for visitors of all ages.
4. Dubai Hills Boulevard: This vibrant boulevard is located in the heart of Dubai Hills Estate and offers a range of dining, entertainment, and shopping options.
5. Dubai Hills Estate: This residential development is located in the heart of Dubai Hills Estate and offers a range of luxurious villas and apartments.
6. Dubai Hills Lake: This lake is located in the heart of Dubai Hills Estate and offers a range of recreational activities for visitors of all ages.
7. Dubai Hills Arena: This multi-purpose arena is located in the heart of Dubai Hills Estate and offers a range of sports and entertainment events.
8. Dubai Hills Estate Club: This exclusive club is located in the heart of Dubai Hills Estate and offers a range of recreational activities for members.
What schools are there in and around 'Dubai Hills' area in Dubai and what are their locations?
1. GEMS World Academy Dubai - 19th Street, Dubai Hills Estate, Dubai, UAE2. Dubai British School - Al Khail Road, Dubai Hills Estate, Dubai, UAE
3. Dubai International Academy - Al Khail Road, Dubai Hills Estate, Dubai, UAE
4. Kings' School Dubai - Al Khail Road, Dubai Hills Estate, Dubai, UAE
5. Regent International School - Al Khail Road, Dubai Hills Estate, Dubai, UAE
6. Dubai International School - Al Khail Road, Dubai Hills Estate, Dubai, UAE
7. Swiss International Scientific School - Al Khail Road, Dubai Hills Estate, Dubai, UAE
8. Emirates International School Meadows - Al Khail Road, Dubai Hills Estate, Dubai, UAE
9. Dubai Heights Academy - Al Khail Road, Dubai Hills Estate, Dubai, UAE
10. Horizon International School - Al Khail Road, Dubai Hills Estate, Dubai, UAE
What medical clinics are there in and around 'Dubai Hills' area in Dubai and what are their locations?
1. Medcare Medical Centre Dubai Hills - Sheikh Mohammed Bin Zayed Road, Dubai Hills Estate, Dubai2. Medcare Women & Children Hospital Dubai Hills - Sheikh Mohammed Bin Zayed Road, Dubai Hills Estate, Dubai
3. Aster Clinic Dubai Hills - Sheikh Mohammed Bin Zayed Road, Dubai Hills Estate, Dubai
4. Prime Medical Centre Dubai Hills - Sheikh Mohammed Bin Zayed Road, Dubai Hills Estate, Dubai
5. Dr. Sulaiman Al Habib Medical Centre Dubai Hills - Sheikh Mohammed Bin Zayed Road, Dubai Hills Estate, Dubai
6. Medcare Orthopaedics & Spine Hospital Dubai Hills - Sheikh Mohammed Bin Zayed Road, Dubai Hills Estate, Dubai
7. Prime Hospital Dubai Hills - Sheikh Mohammed Bin Zayed Road, Dubai Hills Estate, Dubai
8. Medcare Skin & Laser Centre Dubai Hills - Sheikh Mohammed Bin Zayed Road, Dubai Hills Estate, Dubai
9. Dr. Joy Dental Clinic Dubai Hills - Sheikh Mohammed Bin Zayed Road, Dubai Hills Estate, Dubai
10. Medcare Speciality Centre Dubai Hills - Sheikh Mohammed Bin Zayed Road, Dubai Hills Estate, Dubai
What parks are there in and around 'Dubai Hills' area in Dubai and what are their locations?
1. Dubai Hills Park: Located on Al Khail Road, this park offers a range of outdoor activities, including a skate park, a jogging track, and a children’s play area.2. Dubai Hills Estate Park: Located in the Dubai Hills Estate community, this park features a large playground, a jogging track, and a basketball court.
3. Dubai Hills Golf Club: Located in the Dubai Hills Estate community, this golf club offers an 18-hole championship golf course, a driving range, and a clubhouse.
4. Dubai Hills Mall Park: Located in the Dubai Hills Mall, this park features a large playground, a jogging track, and a basketball court.
5. Dubai Hills Boulevard Park: Located in the Dubai Hills Boulevard, this park offers a large playground, a jogging track, and a basketball court.
6. Dubai Hills Garden Park: Located in the Dubai Hills Garden community, this park features a large playground, a jogging track, and a basketball court.
7. Dubai Hills Lake Park: Located in the Dubai Hills Lake community, this park offers a large playground, a jogging track, and a basketball court.
Dubai hills overview
Dubai Hills park tour
Cap rate (or rental yield) - gross capitalization rate based on long term rentals, before taxes, fees and service charges and without accounting for delays between long term rentals. Shown average prices and rents.
(x%) shows share of off-plan properties in sales in the last complete month
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