Dubai Hills Estate L.L.C · Selling since 2018 · recent sales mostly resales
AED 2,149/sqft
-0.7%
AED 2,702,396
AED 2,319,817 to AED 4,790,047, from 7.6 years of this project's own history. A trend, not a forecast.
Wide range
Enter the size from the brochure or the floor plan. We price it against what homes of that size actually registered at in Collective 2.0 — not an asking price, and not this project’s overall median, which mixes every unit size together.
A year’s rent against what that size actually sold for in Collective 2.0 over the same twelve months. Prices are this project’s own registered sales. Rents marked this building are registered new tenancies in Collective 2.0 itself; the rest are homes of the same size in Dubai Hills, used where Ejari did not name the building.
| Size | Costs now | Rents for | Gross yield | Sales behind it |
|---|---|---|---|---|
| 1 bed | AED 1.2M | AED 85,000/yrthis building · 117 new lets | 7.1% | 17 |
| 2 beds | AED 1.67M | AED 118,400/yrthis building · 78 new lets | 7.1% | 15 |
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 1 bed here reads 11.3% instead of 7.1%, because it prices the home at AED 749.89K — the median across every sale on record — rather than the AED 1.2M 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 |
|---|---|---|---|---|
| 1 bed | AED 7,227 | AED 77,773 | 7.1% | 6.5% |
| 2 beds | AED 11,075 | AED 107,325 | 7.1% | 6.4% |
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.
Price vs. Dubai Hills median
-3.7%
Priced at or below the area's real median.
Developer track record
27,698 real transactions
28 completed · 22 off-plan/in progress
Full track record →Verify before you commit
Permit, title, broker license, escrow — the free official checks.
Verification guide →Transport, schools, healthcare, and daily essentials within 3 km.
3.1 km
GEMS International School, Al Khail
2.2 km
Kings Hospital
1.9 km
Zoom
Straight-line distances — actual walking or driving routes will be longer. Measured from the centre of Dubai Hills — we couldn't pin this project's exact address, so treat these as area-level, not door-to-door. Places data from OpenStreetMap.