Dubai Hills

Off-plan and ready are different markets

Comparing a launch price against a resale price without separating them is the most common way Dubai price-per-square-foot figures mislead.

Off-plan trades 6% above completed homes here. A single blended figure would sit between the two and describe neither.

What each size costs in Dubai Hills

Median size and price for every bedroom count with at least 15 recorded sales. Dubai Land Department records a room count on nearly every sale, so this is a breakdown of real transactions rather than an estimate. The headline price is the last 12 months; the median across every sale on record sits under it.

Rent is matched to homes by bedroom count where Ejari records one, which most contracts do, and by floor area where it does not — each row says which. Every figure is the median of registered new lets: a renewal is capped under Decree 43 of 2013 and sits below what the same home lets for today.

What exists here, and who may own it

Every other figure on this page is about homes that sold. This is the standing stock, from the Land Department’s unit register.

Apartments, stacked townhouses and commercial units. Villas are not in this dataset.

Rental market

From 6,991 tenancy contracts registered with Ejari in the last 12 months — agreed rents, not advertised ones.

What it returns

A year’s rent against what completed homes of that size actually sold for in Dubai Hills over the same twelve months — both from registered records. Off-plan sales are left out of the price, because rent is paid on built homes and off-plan sells at a premium.

The best gross yield here is on a 5 beds at 12.7%. Smaller homes almost always yield more than larger ones — they cost proportionally less and rent for proportionally more.

Gross yield: rent before costs. Service charges, agency commission, and any month the home sits empty all come out of it — in Dubai the service charge alone is commonly a fifth to a third of the rent, so treat these as the ceiling rather than the return.

Common questions about Dubai Hills

Prices by quarter, Q3 2024 to Q2 2026

Median registered sale price per sqft in Dubai Hills, by calendar quarter of the transaction date, ready homes and off-plan registrations kept apart. Complete quarters only; a quarter's median prints on 60 or more sales.

A median is not an index: it moves when the mix of what sold moves, and a single quarter's move against the one before it reverses the next quarter about half the time on this register. Read the level, its sample, and the change against the same quarter a year earlier.

Median price per sqft trend

Every registered residential sale in this area by month, ready homes and off-plan together, so this is the history of what sold rather than a rate. The newest month is still being registered and will move. The rates on this page read ready homes alone.

Mortgage registrations in Dubai Hills

1,221 mortgage procedures were registered here in the last 12 months. These are registrations, not buyers: the register files a loan as its own entry and does not link it to a sale, so this cannot tell you what share of purchases were financed.

• 953 new registrations
• 102 delayed, on off-plan
• 73 modifications
• 19 lease finance
• 39 pre-registrations
• 1 portfolio registrations
• 34 other procedures

A modification is an existing borrower changing terms and a transfer is a loan moving between lenders; neither is a new purchase. Counted from the procedure the Land Department recorded on each registration.

Areas at a similar price

Closest to Dubai Hills on median price per square foot. Areas with fewer than 10 recorded sales are left out, because a median drawn from a handful of deals is not worth comparing against.

Buildings in Dubai Hills

Each has at least twenty sales on record, so its own median means something. Ordered by how much has traded.

Every building in Dubai Hills

Projects in Dubai Hills · 68 recorded