The Hills area in Dubai - prices, rents and cap rates

Cap rates for projects in The Hills area in Dubai

Data as of December 2025

Project	Sale price, AED/sqm	Rent, AED/sqm/ year	Cap rate
Vida Residences	21,236	1,706	8.0%

The cap rate (rental yield) in The Hills is 8.0%.

Sales prices for completed properties in The Hills

Rooms	Size, sqm	Sale price, AED/sqm	Sale price, AED
1	89	20,291	1,800,000
2	134	21,863	2,925,000

Rents in The Hills

Rooms	Size, sqm	Rent, AED/sqm/ year	Rent, AED
1	82	1,500	123,000
3	166	1,807	300,000

Price for completed 1 bedroom apartment in The Hills is 1,800,000 AED or 20,291 AED/sqm.
Price for completed 2 bedroom apartment in The Hills is 2,925,000 AED or 21,863 AED/sqm.

Rent for 1 bedroom apartment in The Hills is 123,000 AED or 1,500 AED/sqm.
Rent for 3 bedroom apartment in The Hills is 300,000 AED or 1,807 AED/sqm.

Residential property projects in The Hills

Off-plan	Ready
-	Vida Residences

Share of off-plan projects in sales in The Hills is 0%

Sales and rents in The Hills in December 2025

Project name	Sale price, AED/sqm	Pre. reg sales	Delayed sales	Sales	Rent, AED/sqm/ year	Rent contracts
Vida Residences	21,236			2	1,706	4

Area guide for property buyers in The Hills

What are the advantages of 'The Hills' area in Dubai for property buyers vs. other areas? What are the disadvantages?

Certainly! "The Hills" area in Dubai is a relatively new and upscale community developed by Emaar Properties. It offers several advantages and disadvantages for property buyers compared to other areas in Dubai.

Advantages

1. Location:
- Proximity to Key Areas: The Hills is strategically located near major highways like Sheikh Zayed Road, giving easy access to key areas such as Dubai Marina, Jumeirah Lake Towers (JLT), and Downtown Dubai.
- Views: Many properties offer scenic views of the Emirates Golf Club and the Dubai Marina skyline, enhancing the living experience.

2. Quality of Life:
- Green Spaces: The community emphasizes greenery, with landscaped gardens and golf course views, which offer a more serene and relaxing environment compared to some busier parts of the city.
- Amenities: High-quality amenities like swimming pools, fitness centers, and children's play areas add to the convenience and lifestyle.

3. Quality of Construction:
- Developer Reputation: Emaar is well-known for its high-quality construction and finishing standards, which could be an assurance of long-term property value and livability.
- Modern Design: Contemporary architecture and modern interiors are a significant draw for potential buyers.

4. Low Density:
- Compared to more crowded areas like JLT or Marina, The Hills generally has lower density, contributing to a quieter, more exclusive living environment.

5. Rental Yields:
- Properties in The Hills can potentially offer attractive rental yields due to the high demand for quality housing in well-located, less congested areas.

Disadvantages

1. Price Point:
- Higher Cost: Properties in The Hills can be more expensive per square foot compared to other parts of Dubai, making it less accessible for mid-range buyers.

2. Community Development:
- Newer Community: Being a newer area, The Hills might not have the same level of community spirit or established social infrastructure as some older, more developed neighborhoods.

3. Public Transportation:
- Limited Options: Public transportation might be less accessible compared to more central areas like Downtown Dubai or JLT where metro stations are within walking distance.

4. Commercial Activity:
- Less Commercialized: If you prefer to have a plethora of shops, restaurants, and cafes within walking distance, The Hills might not be as appealing as areas like Dubai Marina or Jumeirah Beach Residence (JBR).

5. Construction:
- Ongoing Development: Depending on the area, there could still be ongoing construction, which might affect the living environment temporarily through noise or limited access to certain parts of the community.

Conclusion

The Hills is an excellent choice for buyers looking for high-quality construction, serene surroundings, and proximity to key areas in Dubai. However, it may come at a higher price point and may lack some of the vibrant activity and ease of public transport found in more established or central areas.

What areas are better than 'The Hills' area in Dubai and why?

"The Hills" is a prestigious residential community developed by Emaar, known for its luxurious lifestyle, green surroundings, and proximity to key attractions like Emirates Golf Club. However, depending on one's preferences and needs, several areas in Dubai might be considered superior in certain aspects:

1. Downtown Dubai
- Why Better: This area is iconic, featuring landmarks such as the Burj Khalifa and The Dubai Mall. It offers a vibrant lifestyle with numerous dining, entertainment, and shopping options. Ideal for those who want to be in the heart of the city’s action.
- Key Features: High-end apartments, cultural attractions, business hubs, and convenient transport links.

2. Palm Jumeirah
- Why Better: Known for its luxury residences and world-class resorts, Palm Jumeirah offers an exclusive beachfront lifestyle. It provides a serene environment with stunning views of the Arabian Gulf.
- Key Features: Waterfront villas and apartments, private beaches, upscale dining, and entertainment venues.

3. Dubai Marina
- Why Better: A bustling waterfront community, Dubai Marina offers an urban lifestyle with high-rise apartments and a picturesque marina. It's particularly attractive to young professionals and families who enjoy a cosmopolitan vibe.
- Key Features: Yacht clubs, waterfront restaurants, cafes, retail outlets, and close proximity to the metro and tram.

4. Emirates Hills
- Why Better: Often compared to Beverly Hills, Emirates Hills is an exclusive, gated community with large, luxurious villas. Home to some of the wealthiest residents, it offers unparalleled privacy and security.
- Key Features: Large plots, landscaped gardens, golf course views, and high-end amenities.

5. Jumeirah Beach Residence (JBR)
- Why Better: Offers a blend of beachfront living and urban convenience. The Walk at JBR is a popular destination for residents and visitors alike, featuring outdoor cafes, boutiques, and entertainment options.
- Key Features: Beachfront apartments, public beaches, outdoor dining, and retail venues.

6. City Walk
- Why Better: This urban living concept blends residential and commercial spaces within a highly walkable environment. It’s ideal for those who appreciate art, culture, and a strong sense of community.
- Key Features: Boutique shopping, an array of dining options, entertainment activities, and contemporary apartments.

7. Arabian Ranches
- Why Better: Known for its family-friendly environment, Arabian Ranches offers spacious villas and a suburban lifestyle with plenty of parks and community facilities.
- Key Features: Golf course, schools, community centers, and extensive landscaping.

While The Hills is excellent for those seeking a quieter, golf-centric lifestyle with access to high-quality amenities, these other areas each offer unique benefits that could appeal more depending on one's lifestyle and preferences.

What schools are there in and around 'The Hills' area in Dubai and what are their locations?

The Hills is a popular residential community in Dubai, known for its proximity to key areas like Dubai Marina, Emirates Hills, and Jumeirah Lake Towers (JLT). It is well-served by a number of reputable schools in the vicinity, making it an attractive area for families. Here are some of the schools in and around The Hills:

1. Dubai International Academy (DIA)
- Location: Emirates Hills, First Al Khail Street, near The Meadows
- Curriculum: International Baccalaureate (IB)
- Distance from The Hills: Approximately a 5-minute drive.

2. Emirates International School Meadows
- Location: Meadows Drive, The Meadows
- Curriculum: International Baccalaureate (IB) and British Curriculum (IGCSE)
- Distance from The Hills: Around a 10-minute drive.

3. Regent International School
- Location: The Greens, Street 4
- Curriculum: British Curriculum
- Distance from The Hills: Approximately a 10-minute drive.

4. Dubai British School
- Location: Springs 3, Emirates Hills
- Curriculum: British Curriculum
- Distance from The Hills: About 10 minutes by car.

5. GEMS Wellington International School
- Location: Al Sufouh, Sheikh Zayed Road
- Curriculum: British Curriculum and International Baccalaureate (IB)
- Distance from The Hills: Roughly a 15-minute drive.

6. American School of Dubai
- Location: Al Barsha 1, near Hessa Street
- Curriculum: American Curriculum
- Distance from The Hills: Approximately a 15-minute drive.

7. The Winchester School
- Location: Jebel Ali, Gardens Area
- Curriculum: British Curriculum
- Distance from The Hills: Around 20 minutes by car.

These schools offer a variety of curriculums to cater to the diverse educational needs of residents. Keep in mind that Dubai's educational landscape is always evolving, so it's a good idea to check the latest information and visit the schools for a more comprehensive understanding of their offerings.

What medical clinics are there in and around 'The Hills' area in Dubai and what are their locations?

The Hills is a relatively new community in Dubai, known for its proximity to key areas like Jumeirah Lakes Towers (JLT), Emirates Living, and Dubai Marina. As of my last update, here are some medical clinics in and around The Hills area:

1. Mediclinic Meadows
- Location: Meadows Village, Dubai (very close to The Hills).
- Services: Offers a wide range of medical services including family medicine, pediatrics, dental, dermatology, and more.

2. Al Das Medical Clinic
- Location: Shoreline Apartments Building 10, Palm Jumeirah, Dubai.
- Services: Provides general medicine, pediatrics, dermatology, and more.

3. American Medical Center (AMC) JLT
- Location: Jumeirah Business Centre 2, Cluster V, Jumeirah Lakes Towers, Dubai.
- Services: Family medicine, internal medicine, gynecology, and other specialties.

4. Emirates Hospital Clinics DHCC
- Location: Dubai Healthcare City, Building No. 33.
- Services: Comprehensive medical services including multispecialty cares.

5. Aster Clinic, JLT
- Location: First Floor, Red Diamond Building, Jumeirah Lakes Towers (JLT) – Cluster Y.
- Services: General practice, pediatrics, dermatology, gynecology, and more.

6. Al Zahra Hospital Dubai
- Location: Sheikh Zayed Road, Al Barsha 1, Dubai (a short drive from The Hills).
- Services: A multi-specialty hospital offering comprehensive care in various fields.

7. Parkway Health and Wellness Center
- Location: Cluster N, Jumeirah Lakes Towers.
- Services: General health services along with specialized care.

8. Dr. Batra’s Homeopathy Clinic
- Location: Jumeirah Bay X2 Tower, Cluster X, Jumeirah Lakes Towers.
- Services: Homeopathic treatments for various ailments.

These clinics offer a range of medical services, ensuring residents of The Hills have access to quality healthcare within a short distance. Always check the latest reviews and consult with the clinic directly to confirm their services and availability.

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.