A typical residential sale here is AED 1,845,000 for about 1,003 sqft, from 30,242 recorded sales.
Prices here have moved +79.1% across the 146 months (Jun 2014 – Aug 2026) of Land Department records we hold — a pace of +5% a year if it continued.
That is the whole 146 months of records for this area, expressed as an annual pace. It averages across every cycle in that period, so it describes the long run rather than the market today. Treat it as history, not a forecast.
Off-plan and ready are different markets
Comparing a launch price against a resale price without separating them is the most common way Dubai price-per-square-foot figures mislead.
76%
Sold off-plan
of 30,242 sales
Off-plan
AED 1,926/sqft
23,090 recorded sales
Ready
AED 1,814/sqft
7,152 recorded sales
Off-plan trades 6% above completed homes here. A single blended figure would sit between the two and describe neither.
What each size costs in Hadaeq Sheikh Mohammed Bin Rashid
Median size and price for every bedroom count with at least 15 recorded sales. Dubai Land Department records a room count on nearly every sale, so this is a breakdown of real transactions rather than an estimate.
Rent is matched by size here, not bedroom count, so the column is what homes of that sizeactually let for — the question behind the question, answered from real contracts. Ejari does also carry a bedroom count on most tenancies, and the rent-by-bedroom figures on this page read that field directly.
Size
Typical home
Typical price
Per sqft
Typical rent
Sales
Studio
416 sqft
AED 570,000
AED 1,389/sqft
AED 59,000/yr
361 tenancies
1,183
1 bed
708 sqft
AED 1,447,888
AED 2,038/sqft
AED 93,000/yr
1,563 tenancies
11,268
2 beds
1,088 sqft
AED 2,200,000
What exists here, and who may own it
Every other figure on this page is about homes that sold. This is the standing stock, from the Land Department’s unit register.
Registered units
21,241
In Hadaeq Sheikh Mohammed Bin Rashid, from the Land Department's register of flats.
Freehold
100%
Every unit in Hadaeq Sheikh Mohammed Bin Rashid with a recorded type is freehold, so foreign ownership is permitted throughout.
Typical size
928 sqft
Median of the 21,241 units that record one.
By size of home
1 B/R9,621
2 B/R8,158
3 B/R2,583
Rental market
From 7,164 tenancy contracts registered with Ejari in the last 12 months — agreed rents, not advertised ones.
Typical annual rent
AED 135,000/yr
for ~991 sqft
Rent per sqft
AED 133/sqft
per year
Renewals
36%
of contracts
Contracts
7,164
last 12 months
What it costs to rent here
Median annual rent, by size of home.
StudioAED 59,000/yr
1 bedAED 93,000/yr
2 beds
What it returns
A year’s rent against what that size of home actually sold for in Dubai Hills over the same twelve months — both from registered records.
Size
Costs now
Rents for
Gross yield
Sales behind it
Studio
AED 800K
AED 59,000/yrby bedroom · 361 new lets
7.4%
84
1 bed
AED 1.71M
AED 93,000/yrby bedroom · 1,563 new lets
5.4%
1,187
2 beds
AED 2.71M
AED 148,000/yrby bedroom · 1,279 new lets
5.5%
938
3 beds
AED 4.54M
AED 250,000/yrby bedroom · 704 new lets
5.5%
380
4 beds
AED 5.78M
AED 300,000/yrby bedroom · 443 new lets
Common questions about Dubai Hills
How much is rent in Dubai Hills?
a studio rents for a median AED 59,000/yr, a 1-bedroom for AED 93,000/yr, a 2-bedroom for AED 148,000/yr, a 3-bedroom for AED 250,000/yr. These are medians of tenancy contracts registered with Ejari in Dubai Hills over the last twelve months — what tenants agreed to pay, not advertised asking rents. This table matches rent to homes by floor area, which every Ejari contract records. Ejari carries a bedroom count on most contracts too, and the rent-by-bedroom figures on this page read that field rather than inferring it from size.
Median price per sqft trend
Areas at a similar price
Closest to Hadaeq Sheikh Mohammed Bin Rashid on median price per square foot. Areas with fewer than 10 recorded sales are left out, because a median drawn from a handful of deals is not worth comparing against.
Apartments, stacked townhouses and commercial units. Villas are not in this dataset.
AED 148,000/yr
3 bedsAED 250,000/yr
4 bedsAED 300,000/yr
5 bedsAED 800,000/yr
Matched to tenancies by floor area, so this is what homes of each size actually let for. Ejari does also record a bedroom count on most contracts — the rent-by-bedroom table below reads that field directly. Renewing tenants pay about 7% less per sqft than someone signing a new lease here.
5.2%
78
5 beds
AED 6.3M
AED 800,000/yrby bedroom · 254 new lets
12.7%
17
The best gross yield here is on a 5 beds at 12.7%. Smaller homes almost always yield more than larger ones — they cost proportionally less and rent for proportionally more.
Why this is lower than yields quoted elsewhere
The usual shortcut divides today’s rent by an average price — and in a market that has risen as far as Dubai’s, the average is a historical price. On that arithmetic a studio here reads 10.4% instead of 7.4%, because it prices the home at AED 570K — the median across every sale on record — rather than the AED 800K it costs today. Every figure above uses the same twelve months on both sides.
What it returns after service charges
We hold no filed budget for this one, so this starts from a placeholder rather than a measurement — it’s on the service charge invoice, or on RERA’s Service Charge Index. How to check it.
Size
Charge / year
Rent after it
Gross
Net
Studio
AED 6,239
AED 52,761
7.4%
6.6%
1 bed
AED 10,624
AED 82,376
5.4%
4.8%
2 beds
AED 16,325
AED 131,675
5.5%
4.9%
3 beds
AED 27,199
AED 222,801
5.5%
4.9%
4 beds
AED 45,725
AED 254,275
5.2%
4.4%
5 beds
AED 47,436
AED 752,564
12.7%
11.9%
Still not the final number: agency commission on re-letting, and any month the home sits empty, both come out of net rent too. This subtracts the service charge only, because it is the one cost that is the same every year whether or not the home is let.
Gross yield: rent before costs. Service charges, agency commission, and any month the home sits empty all come out of it — in Dubai the service charge alone is commonly a fifth to a third of the rent, so treat these as the ceiling rather than the return.
How much do properties cost in Dubai Hills?
The median residential sale price in Dubai Hills is AED 2,233/sqft, which works out at about AED 1.85M for a typical 1,003 sqft home. That is a median of 30,242 sales actually registered with the Dubai Land Department, not of asking prices.
What rental yield does Dubai Hills give?
Gross yields in Dubai Hills run about 7.4% on a studio, 5.4% on a 1-bedroom, 5.5% on a 2-bedroom, 5.5% on a 3-bedroom, dividing a year of registered rent by what that size actually sold for over the same twelve months. Smaller homes yield more. These are gross figures: service charges, agency commission and void periods are not deducted, and in Dubai the service charge alone commonly takes a fifth to a third of the rent.
Is Dubai Hills freehold?
Yes. Every unit in Dubai Hills whose tenure is recorded in the Land Department's register is freehold, so foreign nationals may own property here outright. The register holds 21,241 units for the area.
Is Dubai Hills mostly off-plan or completed homes?
76% of the 30,242 registered sales in Dubai Hills were off-plan, and the rest were completed homes. The two trade at different prices, so a single blended price per square foot for the area would describe neither.
