Dubai Hills Estate in DLD numbers: apartment and villa prices, sales, rents and yields, 2021–2026

Figures are current to 23 October 2026, so 2026 is a partial year. Dubai Hills Estate recorded 1,759 residential apartment, villa and townhouse sales in 2026 to that date, with a median transaction price of AED 2,349,888 and a median price of AED 25,439 per m². Recorded sales to 23 October 2026 (1,759) are fewer than in the full year 2025 (4,077), but 2026 is a partial year; median price per m² was AED 25,439 versus AED 25,962. 2026 Ejari median rents fell for studios, two-bedroom and three-bedroom apartments. Check the exact property, registration type and recurring costs rather than relying on a headline yield.

Dubai Hills Estate in the DLD register: area boundaries and sales by year

For this page, Dubai Hills Estate means the master project Dubai Hills Estate plus master projects named DUBAI HILLS – … within Hadaeq Sheikh Mohammed Bin Rashid, including Maple, Sidra, Golf Place, Golf Grove, Club Villas, Emerald Hills, Fairways, Golf Terraces, Parkways, Fairway Vistas, Hills View, Parkway Vistas, Palm Hills, Hills Grove and DUBAI HILLS; District 7 is not included.

This boundary matters because the wider Hadaeq Sheikh Mohammed Bin Rashid area also contains District 7 records, including MAG Eye and Keturah Reserve. Those records are outside the figures below. There are also transactions without a recorded master project, which are not included. You can check current registered transactions on the Dubai Hills Estate area page.

There were 22,154 sales across the measured period. Transaction count rose from 1,546 in 2021 to 4,077 in 2025, but fell from 6,815 in 2024 to 4,077 in 2025. The 2026 figure cannot be treated as a full-year comparison because it ends on 23 October. Median price per m² was AED 25,962 in 2025 and AED 25,439 in the partial 2026 period.

Apartment prices: what buyers purchased in 2025 and 2026

Most sales in the annual totals are apartments. Villas and townhouses accounted for 240 transactions in 2025 and 137 in 2026 to 23 October. The apartment table below excludes villas and townhouses and includes only records where the bedroom count is stated.

A buyer asking which apartment types are registered can see the transaction structure directly: one-bedroom apartments were the largest stated-bedroom group, with 1,851 sales in 2025 and 722 sales in the partial 2026 period. Two-bedroom apartments followed with 1,380 and 636 sales respectively. This is a count of registered transactions, not a statement about buyers’ household composition.

Price per m², all residential sales (apartments, villas, townhouses), against Dubai

For the latest rolling 12 months, Dubai Hills Estate’s median was AED 25,688 per m² versus AED 18,548 per m² across Dubai: 38.5% higher. A buyer comparing budgets across locations can also use apartment prices by Dubai area. For a separate transaction-led comparison with another apartment-led location, see JVC in DLD numbers.

Ejari rents and gross rental yield

Ejari records include new contracts and renewals. The year shown is the contract start year. The rent figures are annual medians, so they are not asking rents and do not establish what a particular apartment will rent for.

From 2025 to the partial 2026 period, the median annual rent was lower for studios, from AED 74,796 to AED 68,092; two-bedroom apartments, from AED 145,000 to AED 140,000; and three-bedroom apartments, from AED 250,000 to AED 245,000. The one-bedroom median remained AED 90,000, while rent per m² fell from AED 1,583 to AED 1,489.

Gross yield is median annual rent divided by median purchase price for the same type and year. It is before service charges, management or brokerage fees, vacancy periods and the 4% DLD purchase fee. It is also a ratio of two independent samples, not the return of one identified apartment.

The 2026 studio yield rests on 23 sales and 86 contracts (a small sample), so one or two transactions can move it.

The often asked question about a 5.2% versus 6.3% one-bedroom yield has a simple answer: AED 90,000 divided by the AED 1,714,888 median sale price produces 5.2%, while AED 1,583 per m² divided by AED 25,259 per m² produces 6.3%. The underlying rental and sales samples contain different apartments, sizes and transaction mixes. Neither number is a promise of net income. For a cost-by-cost method, see how net rental yield is calculated and the explanation of service charges and their effect on returns.

Off-plan and existing property

In 2024, 80.1% of Dubai Hills Estate sales were registered as off-plan. That share was 67.1% in 2025 and 52.1% in 2026 to 23 October. The share of Existing Properties rose from 19.9% in 2024 to 32.9% in 2025 and 47.9% in the partial 2026 period.

For a buyer, a higher off-plan share means more transactions were registered while properties were at the construction stage; it does not prove a future price movement. Existing Properties means a completed-property registration category. It should not be read as “resale only”: first sales of ready units by a developer can also be recorded there, and the transaction data cannot separate them from resales.

A broker does not receive client money: payments go to the developer’s escrow account or through a DLD trustee office.

If the priority is a completed unit and a registered resale history, use the Dubai Hills Estate apartment resale report alongside the individual title and transaction documents.

Where transaction activity was highest

The following is an order by number of sales, not a ranking of building quality, developer quality or investment suitability. For the 12 months from 24 October 2025 to 23 October 2026, Dubai Hills Estate recorded 2,437 sales. The ten projects below accounted for 1,125 of them, or 46.2%.

At building level, Palace Residences Hillside A had 346 recorded sales in the same period, Greencrest Tower had 140, Rosehill Block A had 79, Vida Residences Hillside Tower A had 65, and Lime Gardens had 57. Some records have no building name, and naming can differ by block, capitalisation or spacing; a building count is therefore useful for locating transaction concentration, not for measuring the whole market of a named development.

Villas and townhouses: prices, rents and transaction locations

The register classifies villas and townhouses together as Villa. Their sale count declined from 682 in 2021 to 240 in 2025; there were 137 such transactions in 2026 to 23 October. The 2026 median transaction price was AED 6,000,000 and the median price was AED 22,463 per m². For villas and townhouses the registered area (procedure_area) may be the plot area rather than the built area, so a villa’s price per m² cannot be compared with an apartment’s.

In 2025, the median sale price was AED 6,850,000 for stated three-bedroom villas and townhouses, AED 5,512,500 for four bedrooms, and AED 6,000,000 for five bedrooms. In the partial 2026 period, the respective medians were AED 4,900,000, AED 5,560,000 and AED 6,100,000. Records with no bedroom number had a 2026 median of AED 11,035,000.

For 2026 contracts, median annual rent was AED 260,000 for three bedrooms, AED 280,000 for four bedrooms and AED 300,000 for five bedrooms. Gross yields calculated from matching bedroom-count medians were 5.3%, 5.0% and 4.9% respectively. The five-bedroom 2026 figure is based on 9 sales (a small sample). The villa rental sample excludes contracts for villas above 500 m². These remain gross calculations before all ownership and letting costs.

Over the latest 12 months, the projects with the most villa and townhouse sales were MAPLE with 35 transactions, Maple III with 33, Sidra 2 with 27, MAPLE 2 with 26, and SIDRA with 21. All five recorded 0% off-plan transactions in that period. This is a transaction count only; it does not assess the projects.

What the registry does not show

What the registry does not show: peak-hour traffic, parking, noise, nearby construction timelines and the condition of a specific building are not in DLD data. Those are checked on site and in the building’s documents; the registry only shows prices, deals and rents.

The figures can answer a different set of questions: how many registered sales occurred, the median paid price, recorded area, off-plan share and the median rent in registered contracts. They cannot establish a building’s condition, future rental income, construction completion timing, a future resale price, or the average ownership period. The transaction records do not contain the property identifier and owner chain needed to calculate how long an owner held one unit.

By recorded budget and format, studios had a 2026 median price of AED 990,000; one-bedroom apartments AED 1,722,510; two-bedroom apartments AED 2,666,388; and three-bedroom apartments AED 4,411,888. Recorded villa and townhouse medians were higher: AED 4,900,000 for stated three bedrooms and AED 5,560,000 for stated four bedrooms. These ranges describe transaction structure, not a recommendation or affordability assessment. A buyer comparing a ready apartment can move from the data review to the ready apartment catalogue and then check the individual unit documents.

To compare locations before choosing a specific unit, use this guide on how to choose an area in Dubai for your objective.

See also: all 18 districts by DLD data · Dubai Marina in DLD numbers · Dubai Creek Harbour in DLD numbers.

Frequently asked questions

How much did Dubai Hills Estate apartments cost in 2026?

To 23 October 2026, median apartment prices were AED 990,000 for studios, AED 1,722,510 for one bedroom, AED 2,666,388 for two bedrooms and AED 4,411,888 for three bedrooms.

How much was a Dubai Hills villa or townhouse in 2025?

For the combined Villa classification, which includes townhouses, the 2025 median transaction price was AED 6,600,000. Four-bedroom records had a median of AED 5,512,500.

How do 2026 sales compare with 2025?

There were 1,759 sales to 23 October 2026 versus 4,077 during all of 2025, but 2026 is not a complete year. The latest rolling 12-month total was 2,437 sales.

Is 5.2% or 6.3% the correct one-bedroom yield?

Both are valid market checks for 2025: 5.2% uses AED 90,000 median annual rent divided by AED 1,714,888 median price; 6.3% compares median rent and sale price per m². They differ because they use separate samples.

What does a high off-plan share mean?

It means a larger part of recorded transactions was registered at the construction stage. The off-plan share was 67.1% in 2025 and 52.1% in 2026 to 23 October; it does not determine a future price.

Which projects had the most transactions?

In the latest 12 months, Palace Residences Hillside A had 346 sales, Greencrest had 145, and Rosehill had 123 at project level. This is an activity order, not a quality ranking.

How did median Ejari rents change in 2026 versus 2025?

In the partial 2026 period, median Ejari rent was lower than in 2025 for studios, two-bedroom and three-bedroom apartments. One-bedroom median rent stayed at AED 90,000, while the median rent per m² declined.

Discuss a purchase in Dubai

If you are considering a purchase, arrange a free consultation to go through the property, the transaction steps and the documents.