Dubai Hills Price per SqFt 2026 — DLD Data

Dubai Hills Estate is one of the few master-planned communities in Dubai where more than 4,000 transactions passed through the market in a single year — a genuine depth that provides reliable price discovery for buyers and sellers alike. The median PSF of 1,915 AED reflects a product calibrated by Emaar for sustained rather than speculative demand. The community is built around families and long-term residents, and that shapes everything from the pricing curve to the unusual distribution of PSF across unit types — something worth unpacking before placing capital here.

Key metrics (июль 2026)

Source: DLD area_roi_summary, июль 2026. Weighted medians by transaction count.

PSF by unit type

What drives PSF here

PSF in Dubai Hills Estate is shaped by dynamics that differ from pure investment districts. Emaar sets the product baseline: buyers can benchmark finish quality and community infrastructure before committing, which reduces post-purchase uncertainty and sustains secondary market liquidity. A golf-course and parkland view premium is real, though its magnitude depends on floor level and building orientation. The data also surfaces a notable pattern: one-bedroom PSF at 2,267 AED sits well above studio PSF at 1,979 AED — an inversion of what you would typically see across Dubai. It reflects the district's family character: the demand here is for liveability and space, not for squeezing the highest return from the smallest footprint.

Price dynamics

DLD records show Dubai Hills Estate prices up 1.2% year-on-year over the past twelve months — steady rather than dramatic. The PSF spread across unit types is non-linear and instructive: studios at 1,979 AED/sqft on just 127 deals; one-bedrooms leading at 2,267 AED/sqft with 1,603 transactions, which is 38% of total market volume; two-bedrooms at 2,341 AED/sqft across 1,272 deals; three-bedrooms closing the range at 2,364 AED/sqft from 464 transactions. The 23 AED gap between 2BR and 3BR — less than 1% — means the market assigns near-identical per-foot value to family-sized configurations. Depth and consistency concentrate in the one-bedroom segment, where both PSF levels and rental demand hold most reliably.

Risks to account for

First risk: primary supply competition. Emaar continues to release new phases within Dubai Hills Estate, and as they complete, secondary market sellers compete against comparable product at similar price points on the same land. That dynamic caps near-term PSF appreciation. Second risk: service charge drag. A master-planned community at this scale carries meaningful annual service charges that reduce net yield materially. The 6.3% gross yield is a pre-cost figure; actual net returns will be lower, and investors should model this before benchmarking against simpler product elsewhere. Third risk: studio segment illiquidity. Studios trade at 1,979 AED/sqft on only 127 deals out of 4,185 total — the weakest PSF and thinnest transaction volume in the district. An investor entering via a studio unit expecting PSF appreciation is working against the structural preferences of Dubai Hills Estate's buyer pool, which consistently gravitates toward one-bedroom-plus configurations.

Frequently asked questions

What is the current median PSF in Dubai Hills Estate?

According to DLD data as of July 2026, the median price per square foot in Dubai Hills Estate is 1,915 AED.

Which apartment type has the highest PSF in the community?

Three-bedroom units lead at 2,364 AED/sqft. The gap over two-bedrooms is minimal — 2,341 AED/sqft — a difference of less than 1%.

Why do studios have a lower PSF than one-bedroom units in Dubai Hills Estate?

It is an unusual reversal — studios typically command premium PSF because of their compact size. In Dubai Hills Estate, studio demand is thin at just 127 deals out of 4,185 total transactions over twelve months. The community's family orientation means buyers and renters consistently prefer one-bedroom-plus configurations.

How have prices moved year-on-year in Dubai Hills Estate?

DLD data shows prices up 1.2% year-on-year — consistent and stable rather than fast-moving.

What rental yield can investors expect at current PSF levels?

With a median annual rent of 110,000 AED and a median asset price of 1,739,000 AED, the gross yield is 6.3%. Net yield after service charges and property management costs will be lower; investors should factor these in when running return projections.