Dubai Hills Estate rents: median annual rent and rental yield
Rents in Dubai Hills Estate are based on the 5,014 residential Ejari contracts that started between October 20, 2025 and October 20, 2026. A 1 bedroom rents for a median AED 90,000 a year. Against the median DLD sale price, the indicative gross yield reaches 7.3% on the best-performing unit type.
- 5,014Ejari contracts in 12 months
- AED 90,000median annual rent, 1 bedroom
- 7.3%best indicative gross yield
- AED 25,866median sale price per m²
Dubai Hills Estate rent by unit type
Median annual rent, middle range (half of all contracts) and the median rent of new leases, excluding renewals.
| Unit type | Contracts | Median annual rent | Middle 50% range | New leases |
|---|---|---|---|---|
| Apartment · Studio | 109 | AED 70,000 | 63,000 – 75,000 | AED 70,000 |
| Apartment · 1 bedroom | 2,401 | AED 90,000 | 80,000 – 107,500 | AED 90,000 |
| Apartment · 2 bedrooms | 2,056 | AED 140,000 | 120,000 – 170,000 | AED 140,000 |
| Apartment · 3 bedrooms | 445 | AED 245,000 | 210,000 – 300,000 | AED 250,000 |
Dubai Hills Estate rent change over one year
| Unit type | Previous 12 months | Last 12 months | Change |
|---|---|---|---|
| Apartment · Studio | AED 65,000 | AED 70,000 | +7.7% |
| Apartment · 1 bedroom | AED 90,000 | AED 90,000 | 0% |
| Apartment · 2 bedrooms | AED 140,000 | AED 140,000 | 0% |
| Apartment · 3 bedrooms | AED 250,000 | AED 245,000 | -2% |
Gross rental yield in Dubai Hills Estate
Median Ejari annual rent divided by the median DLD sale price of the same unit type over the last 12 months. A benchmark to compare areas, before service charges, management fees and vacancy.
| Unit type | Median rent | Median price | Gross yield |
|---|---|---|---|
| Apartment · Studio | AED 70,000 | AED 965,000 | 7.3% |
| Apartment · 1 bedroom | AED 90,000 | AED 1,750,000 | 5.1% |
| Apartment · 2 bedrooms | AED 140,000 | AED 2,691,888 | 5.2% |
| Apartment · 3 bedrooms | AED 245,000 | AED 4,434,971 | 5.5% |
Most rented projects in Dubai Hills Estate
| Project (DLD name) | Contracts 12 months | Median rent 1 bed | Median rent 2 bed |
|---|---|---|---|
| Park Ridge | 631 | AED 94,500 | AED 150,000 |
| Acacia at Park Heights | 530 | AED 98,200 | AED 168,000 |
| MULBERRY at PARK HEIGHTS | 349 | AED 120,000 | AED 180,000 |
| Park Heights II | 349 | AED 85,000 | AED 130,625 |
| Collective | 329 | AED 80,000 | AED 105,000 |
| Collective 2.0 | 307 | AED 80,000 | AED 110,000 |
| Park Field | 215 | AED 110,000 | AED 157,500 |
| Golf Grand | 188 | AED 85,000 | AED 135,000 |
| Socio | 188 | AED 83,000 | AED 115,000 |
| Park Heights I | 185 | AED 85,000 | AED 125,000 |
| Park Horizon | 181 | AED 91,750 | AED 150,000 |
| Lime Gardens | 181 | AED 90,000 | AED 145,000 |
Go further
Frequently asked questions
How much is the rent for a 1 bedroom in Dubai Hills Estate?
The median annual rent is AED 90,000 across 2,401 Ejari contracts started over the last 12 months, with half of them between AED 80,000 and AED 107,500.
What is the gross rental yield in Dubai Hills Estate?
Indicative gross yield (median rent / median price): studio 7.3%, 1 bedroom 5.1%, 2 bedrooms 5.2%, 3 bedrooms 5.5%.
Where do these rents come from?
From the Dubai Land Department's Ejari register, where every residential lease is recorded. We use the open dataset published on data.dubai and report median rents, which are more representative than listings.
Sources and method
Sales: Dubai Land Department "Real Estate Transactions" dataset (data.dubai), registered residential sales (apartments, villas and townhouses) from October 16, 2025 to October 16, 2026 for the last 12 months. Price per m² = sale price / registered area; we use the median, which is less sensitive to unusual deals. 1 m² = 10.764 sq ft.
Rents: DLD "Rent Contracts" (Ejari) dataset (data.dubai), single-unit residential contracts starting between October 20, 2025 and October 20, 2026, median annual rent. The gross yield shown is the median rent divided by the median price of the same unit type: a market benchmark, before service charges and vacancy.
Data published under the Dubai Open Data Licence, downloaded on 20 October 2026 and analysed by Cevitas Real Estate. They describe past transactions and are not a valuation or investment advice.