Emaar Development P.J.S.C. · Selling since 2013 · recent sales mostly resales
completed per DLD · 100% complete · buildings · 590 units · 5 buildings · DLD target completion April 2019
Registered developer: Emaar Development P.J.S.C. (DLD no. 1211)
Master developer: Emaar Properties (P.J.S.C) (DLD no. 555)
Escrow account with Dubai Islamic Bank · Zoned by Dubai Municipality
From the Land Department’s projects file published 15 June 2026. These are the register’s own entries, not a status we determined, and they change only when DLD republishes the file. An escrow account being recorded is not an assurance about the project.
AED 3,223/sqft
+17.9%
85 months
Registered resales here span 85 months. The CAGR beside this is drawn from them; a figure for what they will do next is a scenario you set on the returns page.
Registered DLD sales · medians, not estimates · how we compute this
Enter the size from the brochure or the floor plan. We price it against what homes of that size actually registered at in The Hills — not an asking price, and not this project’s overall median, which mixes every unit size together.
A year’s rent against what completed homes of that size actually sold for in The Hills over the same twelve months. Prices are this project’s own registered ready sales; off-plan sales are left out because rent is paid on built homes. Rents marked this building are registered new tenancies in The Hills itself; the rest are homes of the same size in The Lakes, used where Ejari did not name the building.
| Size | Costs now, ready | Rents for | Gross yield | Ready sales, 12m |
|---|---|---|---|---|
| 2 beds | AED 2.91M | AED 150,000/yrsame size in The Lakes | 5.1% | 11 |
| 3 beds | AED 5.35M | AED 197,500/yrsame size in The Lakes | 3.7% | 10 |
Why this is lower than yields quoted elsewhere
The usual shortcut divides today’s rent by an average price — and in a market that has risen as far as Dubai’s, the average is a historical price. On that arithmetic a 2 beds here reads 8.3% instead of 5.1%, because it prices the home at AED 1.8M — the median across every sale on record — rather than the AED 2.91M a completed one costs today. Every figure above uses the same twelve months, and completed homes only, on both sides.
What it returns after service charges
Starting from this building’s own owners-association budget for 2022 — AED 17/sqft, as filed with the Land Department. Charges have risen since then, so replace it with your own invoice if you have one. How to check it.
| Size | Charge / year | Rent after it | Gross | Net |
|---|---|---|---|---|
| 2 beds | AED 21,836 | AED 128,164 | 5.1% | 4.4% |
| 3 beds | AED 30,427 | AED 167,073 | 3.7% | 3.1% |
Still not the final number: agency commission on re-letting, and any month the home sits empty, both come out of net rent too. This subtracts the service charge only, because it is the one cost that is the same every year whether or not the home is let.
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.
Over the last twelve months a completed 2-bedroom in The Hills sold for a median AED 2.91M (11 ready sales), a 3-bedroom for AED 5.35M (10 ready sales). These are medians of sales actually registered with the Dubai Land Department, not asking prices. Completed homes only — off-plan registrations are left out, because they sell at a premium and are not the same purchase.
A 2-bedroom rents for a median AED 150,000/yr (homes of about that size in The Lakes, 256 new tenancies), a 3-bedroom rents for a median AED 197,500/yr (homes of about that size in The Lakes, 160 new tenancies). These are medians of new tenancy contracts registered with Ejari over the last twelve months — what tenants agreed to pay, not advertised asking rents. Ejari names the building on only about one contract in five, and on none that match The Hills, so every figure above is the rent for homes of that size in The Lakes — the area's rent, not this project's own.
Gross yields on completed homes in The Hills run about 5.1% on a 2-bedroom, 3.7% on a 3-bedroom, dividing a year of registered rent by what completed homes of that size actually sold for over the same twelve months. Both halves cover the same period, which is why these read lower than yields quoted against an all-time average price. They are gross figures: service charges, agency commission and void periods are not deducted, and in Dubai the service charge alone commonly takes a fifth to a third of the rent.
0% of the 44 sales registered in The Hills in its most recent twelve months of trading were off-plan, and the rest were completed homes. That window ends at this project's own newest registered sale rather than today, so a development that finished selling years ago still reports the year it was actually trading.
The Land Department's register holds 1,327 sales in The Hills, the earliest registered in 2013. That is when a sale here was first recorded, which is not the same as when the project launched or completed — the transaction register carries no build date, so we do not publish one.
Price vs. The Lakes median
+76.5%
Priced above the area's real median — ask why.
Developer track record
54,178 real transactions
57 completed · 36 off-plan/in progress
Full track record →Verify before you commit
Permit, title, broker license, escrow — the free official checks.
Verification guide →When The Hills completed in April 2019, 0 other other projects in The Lakes were also completing within 6 months — a useful reference point for how crowded the handover window actually was. Separately, 6 more other projects in The Lakes are still in the pipeline overall.
Transport, schools, healthcare, and daily essentials within 3 km.
1.4 km
Al Fardan Exchange
1.1 km
Dubai International Academy
1.3 km
Lux Aeterna Clinic
41 m
Choitrams
Straight-line distances — actual walking or driving routes will be longer. Measured from this project's own mapped location. Places data from OpenStreetMap.
Priced from each tower’s own registered sales, rather than the project median above.
Everything above is free and stays free. What this page cannot tell you is what your unit is worth — the median here covers every size at once, and a two-bedroom can be 1,062 or 1,558 sqft. Our report matches comparable sales to one unit's size, and adds the three checks that need a person to open an official system on the day: the agent's licence, the project's escrow, and its registered status.