Dubai Hills Estate is a master-planned Emaar community along Al Khail Road, built around an 18-hole championship golf course, Dubai Hills Mall, Dubai Hills Park and King’s College Hospital London (Dubai). It mixes apartments, townhouses and villas in one masterplan. This guide gives a quick overview of the community, what property costs, and who it suits. For the full investment analysis, read our Dubai Hills Estate 2026 investment guide.
Dubai Hills Estate at a glance
- Property types: apartments (Park Heights, Collective, Golf Terrace), townhouses (Maple) and villas (Sidra, Golf Place, Fairway Villas, Club Villas)
- Apartment prices: roughly AED 1,400–2,500 per sq ft
- Townhouse and villa prices: roughly AED 1,600–3,500 per sq ft
- Gross rental yield: about 5.0–7.0% for apartments and 4.0–6.0% for villas and townhouses
- Rent growth: rents up 8–12% year on year in 2025
- Service charges: mid-to-premium, varying by building and unit type
Getting around and daily life
The community sits directly on Al Khail Road, with Blue Line metro connectivity planned. Dubai Hills Mall opened with over 650 retail and dining outlets and anchors day-to-day life, while King’s College Hospital London (Dubai) gives the area a resident-healthcare draw. Park Heights and Collective, the apartment cores, sit closest to the central park and are walkable to the mall.
Property prices by sub-community
An average price says little here. The main sub-communities:
| Sub-community | Unit type | Entry price | Gross yield |
|---|---|---|---|
| Park Heights / Collective | Studio and 1-bedroom apartments | AED 800K–1.5M | 5–6.5% |
| Maple | Townhouses | From AED 2.5M | 4.5–5.5% |
| Sidra | Independent villas | AED 4M–10M | 4.5–5.5% |
| Golf Place / Fairway Villas | Golf-front villas | AED 12M and up | Lower, appreciation-led |
Early-2026 resale averages were around AED 2,183–2,390 per sq ft for apartments and AED 2,738–2,780 for villas and townhouses.
Renting and rental yields
Park Heights runs toward the higher end of apartment yields at around 6.5–7%, with Park Point cited near 6.97% gross. After service charges, DLD fee amortisation and management costs, apartment net yields typically land around 3.5–5.0%. The community has appreciated an estimated 45–65% since 2021, with values up roughly 15% in 2025. Yields are lower at the golf-front end, where the large capital outlay is set against achievable rents. See our Insights blog for rent increase and service charge guides.
Which sub-community fits
Maple and Sidra suit families who prioritise schools, park access and community amenities, at a price point well below the golf-front tier. Maple prices are reported to have nearly doubled since 2022. Golf Place has recorded resale times of 3–6 weeks when correctly priced, though Sidra and Maple typically take longer to sell.
Who Dubai Hills Estate suits
- Cashflow-minded buyers looking at Park Heights or Collective apartments
- Families choosing a townhouse or villa in Maple or Sidra
- Buyers prioritising capital growth and exit speed in the golf-front tier
- Less suited to buyers seeking the highest gross yield, since JVC or parts of Dubai South typically outperform, or those needing a lower entry ticket than AED 800K for an apartment or AED 2.5M for a townhouse
Buying or renting in Dubai Hills Estate
Off-plan buyers have historically captured pricing 20–30% below comparable ready units, though that gap has been narrowing. Confirm the current service charge for the exact building or plot on the DLD service charge index before modelling returns. Contact Sanaya Real Estate to discuss current Dubai Hills Estate listings for sale or rent, or browse more Dubai area guides.
Figures are compiled from multiple market sources reconciled in our full investment guide, and service charges are published on the DLD service charge index. Prices and yields change; confirm current figures for any specific unit before deciding.
