The numbers, apartments, 2026 so far
- Median price: AED 2,150,000
- Price per square foot: AED 2,320, down 2% on 2025
- Gross yield: about 7%
- New one-bed lease: AED 90,000, down 5% on 2025
- One-bed renewal: AED 90,000, up 4%
What the place is
A master community built around a large park and an 18-hole golf course, with a mall on its edge and schools inside. Apartments sit along the park and the boulevard; villas around the course.
Our read
Dubai Hills rents to families and long-stay tenants, and that shows in the data: renewals are still rising while new leases soften. Tenants who stay mean fewer empty months, which matters more to your real return than the headline yield. With price per square foot slightly below last year, it is a fair moment to buy here.
The catch
Views of the park or the course carry a large premium, and that premium is the first thing to shrink when the market cools. Pay for the unit and the building, not for the view. And about 7% is gross: service charges come off it, so check them per building before you compare.
Want to compare it with another area? Ask us.
Source: Dubai Land Department transaction data, 2026 so far.