Dubai Hills Estate registered rents and rental yield checks
The published DLD rent data records 3,881 apartment rent observations for Dubai Hills Estate, spread across 22 source projects, the same publication also records 2,005 villa observations here, the published sale medians for the same area run from AED 2,231 per sq ft for a 1-bedroom to AED 2,555 for a 3-bedroom, averaging 176 observations per project, under the source label Hadaeq Sheikh Mohammed Bin Rashid, with a median of AED 135 per square foot per year. Dubai Hills Estate is the Emaar master planned family community built around an 18 hole championship golf course, and it has become the default address for families upgrading from apartment living. A mix of villas, townhouses, and apartment towers sits around the green, with Dubai Hills Mall and a planned metro line at the centre.
What annual rents were recorded by project?
The published DLD rental observations record 3,881 apartment observations across 22 source projects bound to the published DLD area DUBAI HILLS, recorded under Hadaeq Sheikh Mohammed Bin Rashid. The table below shows the first 8 projects in source-label order.
| Source project | Median annual rent | Annual AED / sq ft | Observations |
|---|---|---|---|
| 399 Hills Park B | AED 135,000 | AED 138 | 26Small sample; descriptive only |
| ACACIA AT PARK HEIGHTS | AED 160,978 | AED 132 | 209 |
| Collective | AED 90,000 | AED 149 | 304 |
| Collective 2.0 | AED 87,000 | AED 154 | 268 |
| ELLINGTON HOUSE | AED 195,000 | AED 181 | 57 |
| ELLINGTON HOUSE II | AED 155,000 | AED 169 | 70 |
| ELLINGTON HOUSE III | AED 125,000 | AED 155 | 13Small sample; descriptive only |
| Golf Grand | AED 125,000 | AED 125 | 213 |
Mixed sizes and bedrooms. Exact source project labels are not a verified match to a marketing building. Medians use the same post-filter observations. No current asking rents, short-stay revenue or predicted rent growth are included.
What did apartments in this area sell for?
Recorded sales in the same published DLD area DUBAI HILLS give the purchase side of a yield check. Each bedroom group carries its own count: a group with fewer than 30 registered sales is descriptive only and is marked as such.
| Apartment | Median AED / sq ft | Registered sales | Latest sale |
|---|---|---|---|
| Studio | AED 2,099 | 21Small sample; descriptive only | 2026-09-07 |
| 1 bedroom | AED 2,231 | 254 | 2026-11-10 |
| 2 bedroom | AED 2,254 | 248 | 2026-11-10 |
| 3 bedroom | AED 2,555 | 65 | 2026-11-09 |
| 4 bedroom | Insufficient registered data | 1Insufficient registered data | 2026-08-26 |
How should I use this in a rental yield check?
Start with the actual apartment: purchase price, internal area, bedroom count, condition and occupancy. Obtain comparable signed rents for that same building and layout. The project figures help you judge whether a proposed rent needs more evidence; they do not supply an automatic rent for the unit.
Keep gross rent separate from money left after costs. Enter the supported rent, service charges, vacancy allowance, maintenance, management and financing in the calculator. Change uncertain inputs to see how the result moves.
Run the numbers for Dubai Hills Estate
The calculator starts from Dubai Hills Estate: enter the agreed price and the rent you can actually support, and it shows the gross yield next to the estimated net yield after service charge, management and vacancy. The community name travels with the link, so the purchase-price field can be prefilled from the DLD building median when a verified comp exists.
Calculate a Dubai Hills Estate rental yieldQuestions before you buy
What are recorded rents in Dubai Hills Estate?
The published DLD rent data records 3,881 apartment rent observations for Dubai Hills Estate, spread across 22 source projects, the same publication also records 2,005 villa observations here, the published sale medians for the same area run from AED 2,231 per sq ft for a 1-bedroom to AED 2,555 for a 3-bedroom, averaging 176 observations per project, under the source label Hadaeq Sheikh Mohammed Bin Rashid, with a median of AED 135 per square foot per year. Dubai Hills Estate is the Emaar master planned family community built around an 18 hole championship golf course, and it has become the default address for families upgrading from apartment living. A mix of villas, townhouses, and apartment towers sits around the green, with Dubai Hills Mall and a planned metro line at the centre.
Can I calculate rental yield from these medians?
Not reliably. A project rent median combines different apartment sizes and bedrooms. Divide a supported annual rent for the actual apartment by its purchase price for a gross-yield scenario; include acquisition costs and recurring expenses for the investment decision. These project medians are not matched sale-and-rent pairs.
Are these unique rental contracts?
No. Counts describe deduplicated source observations after the existing publication checks. The source does not provide an official unique-contract identity for these aggregates. A count of one remains visible and describes only that observation.
Source, scope and methodology
Source: DLD open rental data. Counts are deduplicated source observations, not unique contracts. The existing publication applies its outlier policy and groups exact source area and project labels. Mixed apartment sizes and all source room values remain in scope. A small sample is descriptive evidence only. Project figures have no financial authority and are not used to manufacture a yield.