Updated 3 October 2026 · Source: Dubai Land Department records · All Dubai area guides
Is Dubai Hills Estate a good place to invest?
It depends on the building, but the area numbers are a fair starting point. Dubai Hills Estate returned a gross yield of 5.5% in the September 2026 DLD data. Price per sq ft is up 5.9% on a year earlier, so you'd be buying into a rising market. Before you commit, get the service charge and recent rents for the specific tower, since those decide your net return.
DLD records Dubai Hills Estate under the official district name Hadaeq Sheikh Mohammed Bin Rashid. Figures on this page cover that whole district, which also takes in neighbouring communities, so treat them as a guide to the wider area rather than Dubai Hills Estate alone.
Rental yield in Dubai Hills Estate
The gross rental yield in Dubai Hills Estate was 5.5% in the September 2026 report. That's the median annual rent divided by the median sale price, using 2,660 Ejari contracts from the three months to the end of September 2026. The median contract in that window was AED 135,000 a year.
Gross yield ignores service charges, vacancy and letting costs. Your net return will be lower, and it varies a lot from one building to the next.
Dubai Hills Estate prices and rents by bedroom
| Type | Median price | Sales | Median annual rent | Contracts |
|---|---|---|---|---|
| Studio | AED 800,000 | 63 | AED 55,000 | 843 |
| 1-Bedroom | AED 1,710,028 | 846 | AED 90,000 | 4,035 |
| 2-Bedroom | AED 2,668,388 | 688 | AED 140,000 | 3,187 |
| 3-Bedroom | AED 4,450,000 | 251 | AED 245,000 | 659 |
Sources: DLD-recorded sales (12 months) and Ejari rent contracts (24 months), to 3 October 2026. DLD district: Hadaeq Sheikh Mohammed Bin Rashid.
Rows with fewer than 30 records are left out.
Buy or rent in Dubai Hills Estate?
The price-to-rent ratio shows how many years of rent the median home costs. A lower number favours buying; a higher one favours renting.
| Type | Median price | Median annual rent | Price-to-rent |
|---|---|---|---|
| Studio | AED 800,000 | AED 55,000 | 14.5x |
| 1-Bedroom | AED 1,710,028 | AED 90,000 | 19.0x |
| 2-Bedroom | AED 2,668,388 | AED 140,000 | 19.1x |
| 3-Bedroom | AED 4,450,000 | AED 245,000 | 18.2x |
Median sale price (12 months) divided by median annual rent (24 months). Both from DLD records for Hadaeq Sheikh Mohammed Bin Rashid.
Dubai Hills Estate price per sq ft, quarter by quarter
From Q4 2024 to Q3 2026, the median price per square foot in Dubai Hills Estate went from AED 2,288 to AED 2,279, down 0.4%. The table lists every quarter with at least 10 recorded sales.
| Quarter | Median AED per sq ft |
|---|---|
| Q3 2026 | AED 2,279 |
| Q2 2026 | AED 2,339 |
| Q1 2026 | AED 2,459 |
| Q4 2025 | AED 2,399 |
| Q3 2025 | AED 2,426 |
| Q2 2025 | AED 2,433 |
| Q1 2025 | AED 2,326 |
| Q4 2024 | AED 2,288 |
Source: DLD-recorded sales, quarters with at least 10 sales. DLD district: Hadaeq Sheikh Mohammed Bin Rashid.
Market reports
For the wider picture, read our monthly reports built from the same DLD records.
- Dubai market report, August 2026: Prices firm as volume slips in August. A pause, or a turn?
Before you invest in Dubai Hills Estate
- Work out the net yield: take off service charges, maintenance and a month or so of vacancy.
- Look at recent rents in the exact building, not just the district median.
- If you plan short-term lets, confirm the building allows holiday homes.
- Check how many new units are due to hand over nearby, since new supply can hold rents down.
Questions buyers and owners ask
What is the rental yield in Dubai Hills Estate?
The gross yield in Dubai Hills Estate was 5.5% in the September 2026 DLD data. Net yield will be lower once service charges and vacancy are counted.
What is the price per square foot in Dubai Hills Estate?
The median was AED 2,384 per sq ft in September 2026, up 5.9% on the same month last year.
Can I rent out my Dubai Hills Estate apartment as a holiday home?
Often, yes. You need a holiday home permit from Dubai's Department of Economy and Tourism, and some buildings don't allow short stays, so check with the owners' association first.
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