Emaar Development P.J.S.C. · Selling since 2013 · recent sales mostly resales
AED 3,223/sqft
+15.7%
AED 4,934,211
AED 2,050,970 to AED 8,787,842, from 12.9 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 The Hills — 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 The Hills over the same twelve months. Prices are this project’s own registered sales. Rents marked this building are registered new tenancies in The Hills itself; the rest are homes of the same size in The Lakes, used where Ejari did not name the building.
| Size | Costs now | Rents for | Gross yield | Sales behind it |
|---|---|---|---|---|
| 2 beds | AED 2.93M | AED 170,000/yrthis building · 46 new lets | 5.8% | 13 |
| 3 beds | AED 5.8M | AED 270,000/yrthis building · 29 new lets | 4.7% | 18 |
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 2 beds here reads 8.3% instead of 5.8%, because it prices the home at AED 2.05M — the median across every sale on record — rather than the AED 2.93M it costs today. Every figure above uses the same twelve months on both sides.
What it returns after service charges
Starting from this building’s own owners-association budget for 2022 — AED 17/sqft, as filed with the Land Department. Charges have risen since then and the filing is matched to this page by name, so replace it with your own invoice if you have one. How to check it.
| Size | Charge / year | Rent after it | Gross | Net |
|---|---|---|---|---|
| 2 beds | AED 24,533 | AED 145,467 | 5.8% | 5.0% |
| 3 beds | AED 30,740 | AED 239,260 | 4.7% | 4.1% |
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. The Lakes median
+76.5%
Priced above the area's real median — ask why.
Developer track record
53,702 real transactions
56 completed · 35 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.
1.4 km
Al Fardan Exchange
1.1 km
Dubai International Academy
1.3 km
Lux Aeterna Clinic
41 m
Choitrams
Straight-line distances — actual walking or driving routes will be longer. Measured from this project's own mapped location. Places data from OpenStreetMap.