Median registered annual rent in Dubai Hills Estate by bedroom, from Ejari rent contracts registered with the Dubai Land Department in the last 12 months: what tenants actually signed for, not asking rents. Gross yield is that median against the median registered sale price of the same bedroom count over the same months.

Apartments: median AED 115,000 a year across 4,966 registered contracts.

Type

Median rent / yr

Typical range

Gross yield

Studio

AED 70,000

new AED 70,000 · renewal AED 68,000

−6.7% vs a year ago (new lettings)

AED 62,000 – AED 75,000

middle half · 113 contracts

7.4%

1 bed

AED 90,000

new AED 90,000 · renewal AED 90,000

±0.0% vs a year ago · new lettings −5.3%

AED 80,000 – AED 109,000

middle half · 2,369 contracts

2 bed

AED 140,000

new AED 140,000 · renewal AED 140,000

±0.0% vs a year ago · new lettings −3.4%

AED 120,000 – AED 170,000

middle half · 2,036 contracts

5.8%

3 bed

AED 245,000

new AED 250,000 · renewal AED 235,200

−9.9% vs a year ago (new lettings)

AED 210,000 – AED 300,000

middle half · 443 contracts

6.1%

31% of these contracts are renewals; 93% run the standard 12 months.

Villas: median AED 290,000 a year across 1,826 registered contracts.

Type

Median rent / yr

Typical range

Gross yield

3 bed

AED 265,000

new AED 280,000 · renewal AED 260,000

+1.9% vs a year ago · new lettings −6.5%

AED 225,000 – AED 370,000

middle half · 588 contracts

5.4%

4+ bed

AED 300,000

new AED 300,000 · renewal AED 300,000

−3.2% vs a year ago · new lettings −10.4%

AED 255,000 – AED 475,000

middle half · 1,237 contracts

5.3%

39% of these contracts are renewals; 88% run the standard 12 months.

Rent or buy? The arithmetic

For 1-bed apartments: the median registered sale price is AED 1,500,000, which is 16.7 years of the median registered rent (AED 90,000 a year). Buying needs about AED 360,000 in cash up front (a 20% deposit plus the 4% DLD transfer fee), which is 4.0 years of that rent.

Medians of different homes, not one flat priced both ways. Leaves out mortgage interest, service charges, agency fees and price changes. Run your own numbers →

Registered = DLD/Ejari rent contracts (single-property, ≤ AED 2M a year); a figure needs at least 20 contracts, and a yield at least 20 registered sales too. Gross = before service charges, fees and vacancy. How we read rents →

Getting around

Stations and malls around homes in Dubai Hills Estate

The nearest open Metro station (and Tram stop, where one is close), shopping mall and landmark, under their current names, measured on the map as a straight line; the route on foot or by road is longer. The parking share is the Dubai Land Department's own record.

Nearest Metro

Equiti

Red Line · formerly First Abu Dhabi Bank · 5.9 km straight-line (median) · nearest for 94% of the mapped homes sold here

Nearest mall

Dubai Hills Mall

1.7 km straight-line (median) · nearest for 100% of the mapped homes sold here

Nearest landmark

Dubai Hills Park

1.7 km straight-line (median) · nearest for 94% of the mapped homes sold here

Parking

67%

of 4,998 registered sales came with parking

Two different markets

Off-plan vs ready

Median off-plan launch price vs ready resale price in Dubai Hills Estate, per bedroom - two different kinds of registered price, kept entirely separate from the sale-price stats above.

Studio: launch AED 2,664/sqft vs resale AED 1,926/sqft (+38%)
1 bed: launch AED 2,228/sqft vs resale AED 2,235/sqft (0%)
2 bed: launch AED 2,359/sqft vs resale AED 2,343/sqft (+1%)
3 bed: launch AED 2,392/sqft vs resale AED 2,340/sqft (+2%)
4+ bed: launch AED 1,395/sqft vs resale AED 1,862/sqft (-25%)

All off-plan projects in Dubai Hills Estate →

All 56 buildings in Dubai Hills Estate with registered sales

Compare them by price per sqft →