ROI analysis of apartment in Address Hillcrest: DLD data and real deals

1. Definition of the area and data structure

Actual location: Address Hillcrest is located in the Hadaeq Sheikh Mohammed Bin Rashid area, within the DUBAI HILLS master project. This linkage is confirmed by DLD data, and all further comparisons are made precisely at the level of the area and the master project.

A total of 212 sale transactions have been registered for Address Hillcrest. No specific transactions for zero-bedroom units (0BR) have been identified — there are no records for this segment. Therefore, the entire sales analysis is carried out for the asset as a whole (aggregated by the building, without breakdown by bedroom count).

In DLD_rent_contracts, not a single rental contract related to Address Hillcrest has been found. Accordingly, rental analysis is conducted at the level of the DUBAI HILLS master project and the Hadaeq Sheikh Mohammed Bin Rashid area, where required.

2. Transaction activity and construction dynamics

Address Hillcrest has been actively sold since 2022: the peak of transactions occurred in 2022, after which volumes declined (110 deals in 2022, 27 in 2023, 40 in 2024 and 35 in 2025). Clear seasonality and waves of new inventory releases can be observed.

Within the DUBAI HILLS master project, active development has been underway over the past few years (especially since late 2022), with a consistently high number of transactions, confirming the liquidity of the location.

3. Dynamics of the average price per square meter

The average achieved price at Address Hillcrest has remained at a high level over the entire period — around AED 34,000–37,000 per m² in 2022–2024. There is moderate volatility: prices fluctuated between AED 33,000 and 37,000 per m² in most quarters. In 2025, judging by the latest quarters, the average price decreased to AED 22,000–30,000 per m², which may indicate the emergence of secondary-market resales or the completion of sales of the most expensive units.

For the DUBAI HILLS master project as a whole, the current average price level is AED 25,235 per m² over the last 12 months.

Within Address Hillcrest, the average realized price per m² over the last 12 months is AED 24,923 per m² (calculated based on actual transactions over the year). For the master project, the figure is similar — AED 25,235 per m². Thus, Address Hillcrest is moving in line with the average pricing in DUBAI HILLS and does not show a clear premium or discount relative to the wider location.

The distribution of unit sizes in Address Hillcrest transactions corresponds to the format of premium townhouses/villas (typical built-up areas of 650–750 m², with no signs of significant outliers).

4. Rental market and yield

No rental contracts registered for Address Hillcrest have been identified in the DLD database. Therefore, it is impossible to calculate average rental yields at the level of Address Hillcrest itself. Any information on market rents for villas/townhouses specifically in this project is absent from the registered Ejari contracts.

5. Comparison with the area and the master project

— Address Hillcrest currently does not show any significant deviation in achieved prices from the average levels across DUBAI HILLS.
— A large number of transactions is being recorded, liquidity is high, which indicates strong demand for the project among buyers.
— Based on all available data, Address Hillcrest is “in line” with the core DUBAI HILLS market in terms of price per m².

6. ROI and “fair price” for an investor

It is not possible to calculate ROI and a fair investment price range based on DLD data — there has not been a single registered rental contract for Address Hillcrest over the last 12 months (or in the entire dataset), and any numerical estimates of rental levels or payback for this asset would be unsubstantiated.

It can only be noted that without formal rental data it is impossible to reasonably assess yield or to define a robust fair investment price range for this location.

7. Conclusions on liquidity and prospects

Address Hillcrest is a flagship project in the premium segment of DUBAI HILLS, demonstrating strong buyer demand: a large volume of actual transactions, high liquidity, and stable price dynamics relative to the overall project. For investors and end users, such projects are primarily attractive as a means of preserving capital in a new-format premium location.

From an investment perspective (rental income), the current situation does not allow for conclusions about actual rental yields — to perform the relevant calculations, an investor will need to collect additional market data or focus on other locations with a more established history of rental transactions.