The Hills
What apartments in The Hills cost, how prices and rents have moved since 2014, every building with its figures, and what it is like to live there. All of it from Dubai Land Department records.
About The Hills
The Hills is a residential district in Dubai. Emaar developed it as part of the Emirates Living communities, which also include The Greens, The Springs and The Meadows. The district overlooks the Emirates Golf Club, and the way in is from Sheikh Zayed Road. There are 5 buildings with 812 apartments. The first were completed in 2019 and the most recent date from 2026. Emaar built them, and they include Golf Heights and the Vida Residences buildings in The Hills A and The Hills C. Hattan 2 Community Park is about 600 m away. Health Call Medical and Aesthetic Center is within walking distance (about 400 m), and the nearest metro station is about 1.1 km away.
The Hills is an apartment district of about 812 apartments, built from 2019 onwards. Four buildings are complete and another one is under construction. A typical building here has about 158 homes; the tallest, Vida Residences C1&C2 - The Hills C, has 14 floors. Every building was built by one developer, Emaar.
Over the last 12 months 72 apartments changed hands in The Hills at a median of AED 2,555 per sqft, up 9.5% on the year before. The typical sale was AED 4.2M for a 1,779 sqft apartment. Two-beds are the largest share of the apartments at 38%, followed by three-beds at 36%; one-beds are 24% and four-beds and larger make up 2%. Rents run at AED 130 per sqft a year, a gross yield of 5.1% at today's prices, below the Dubai-wide 6.0%.
261 rental contracts were registered in the same 12 months, 50% of them renewals, and a typical apartment rents for AED 170,000 a year.
- Buildings
- 4
- Under construction
- 1
- Homes
- about 813
- First completions
- 2019
In this guide
The Hills, DubaiOpen the map →
Average prices in The Hills
In The Hills, typical sale prices over the last 12 months were around AED 1.8M for one-beds, AED 3.1M for two-beds, AED 5.1M for three-beds and AED 8.9M for four-beds and larger. Per square foot the larger homes cost more too: four-beds and larger at about AED 2,952 against AED 2,383 for one-beds. Sales ranged from AED 240,000 to AED 17M, and 29 of the 72 were three-beds, the most traded type.
Off-plan sales were 38% of the last 12 months (27 of 72), down from 52% the year before. Off-plan homes went for AED 2,451 per sqft against AED 2,580 for completed ones, 5% less.
| Type | Typical price | Per sqft | 12-mo change | Sales (12 mo) |
|---|---|---|---|---|
| 1-bed | AED 1,800,000 | AED 2,379 | Up 9.3% | 17 |
| 2-bed | AED 3,060,000 | AED 2,303 | Down 1.2% | 23 |
| 3-bed | AED 5,100,000 | AED 2,616 | Down 1.5% | 29 |
| 4-bed+ | AED 8,935,000 | AED 2,952 | Few sales | 6 |
- Off-plan share
- 36% · 27 of 75
- Off-plan /sqft
- AED 2,451
- Completed /sqft
- AED 2,573
Medians of the last 12 months of DLD sales, per type. A change needs ten records in each year.
What is in The Hills
About 24% of The Hills's apartments are studios and one-beds; even so the typical sale here, 1,779 sqft, is larger than the Dubai median of about 826 sqft. There are no villas or townhouses. The one building under construction adds about 250 homes, a third of today's stock, with handovers in 2026.
| Type | Homes | Share | Typical size |
|---|---|---|---|
| 1-bed | 196 | 24% | 754–882 sqft |
| 2-bed | 311 | 38% | 1,216–1,518 sqft |
| 3-bed | 291 | 36% | 1,784–2,067 sqft |
| 4-bed+ | 15 | 2% | 2,399–5,589 sqft |
- 2026
- 1 building251 homes
- Tallest, 14 floors
- Vida Residences C1&C2 - The Hills C
- Typical building
- 158 homes
Counted from DLD unit records of 4 completed buildings.
Prices and rents in The Hills since 2013
- 1 year
- Up 8.5%
- 5 years
- Up 89.6%
- Since 2014
- Up 53.7%
- 1 year
- Down 2.0%
- 5 years
- Up 36.0%
- Since 2019
- Up 63.8%
The Hills's first registered sales, in 2013, were at about AED 1,330 per sqft. They have risen in most years since, to AED 2,555 over the last 12 months. The steepest recent climb was in 2023, when the annual median rose 24%. Year on year the annual median has gone up 24% in 2023, up 9% in 2024 and up 15% in 2025. The busiest month of the last year was February 2026, with 15 sales registered. On the monthly median of every registered sale, prices are up 9.5% over the last 12 months, up 93.1% over five years and up 54.5% on the 2014 level. Rents are down 1.9% over the last 12 months, up 36% over five years and up 64.2% since 2019, so rents now rise more slowly than prices and gross yields are easing.
What comes next is mostly supply. The one building under construction adds about 250 homes, a third of today's stock, with handovers in 2026; on the last 12 months' 72 sales that is about 3.5 years of demand. New homes let before they resell, so a wave of handovers tends to show in the rent line first. The figures on this page refresh monthly, so the charts above will show it as it happens.
The line is the monthly median of every sale and rental contract, smoothed over three months; a month with fewer than ten records sits between its neighbours, and the latest such months are read together. The changes compare 12-month medians: the last 12 months against the 12 before. Source: Dubai Land Department.
Price history in The Hills
Every registered sale in The Hills in the last 12 months; the dashed line is the trend within those 12 months, grey dots are flagged outliers left out of it.
Transaction history in The Hills
- 2-bed · 1,215 sqftCompletedGolf Heights 10 Nov 2026AED 2,799,0002,303 /sqft
- 3-bed · 1,911 sqftCompletedGolf Heights 09 Nov 2026AED 4,980,0002,605 /sqft
- 2-bed · 1,784 sqftCompletedVida Residences C1&C2 - The Hills C 06 Nov 2026AED 3,060,0001,715 /sqft
- 1-bed · 757 sqftCompletedGolf Heights 06 Nov 2026AED 1,800,0002,375 /sqft
- 3-bed · 1,909 sqftCompletedGolf Heights 04 Nov 2026AED 4,900,0002,567 /sqft
- 1-bed · 756 sqftCompletedGolf Heights 04 Nov 2026AED 1,700,0002,248 /sqft
- 3-bed · 1,910 sqftCompletedGolf Heights 27 Oct 2026AED 5,100,0002,669 /sqft
- 5-bed · 5,589 sqftCompletedVida Residences C1&C2 - The Hills C 23 Oct 2026AED 17,000,0003,042 /sqft
- 1-bed · 879 sqftCompletedVida Residences A1&A2 - The Hills A 16 Oct 2026AED 1,808,0002,056 /sqft
- 1-bed · 1,051 sqftCompletedVida Residences C1&C2 - The Hills C 15 Oct 2026AED 2,000,0001,903 /sqft
Over the last 12 months The Hills recorded 75 sales; typical homes sold for around AED 4M (about AED 2,542 per sqft); with a median size of 1,778 sqft; most were 3-beds; from roughly AED 240K to AED 17M.
Buildings in The Hills
4 completed · 1 under construction| Vida Residences C1&C2 - The Hills CBuilding | 2019 | 220 | AED 2,485 | Up 1.4% | AED 125 | 5.0% | 14 |
| Vida Residences A1&A2 - The Hills ABuilding | 2019 | 205 | AED 2,115 | Down 8.0% | AED 125 | 5.9% | 10 |
| Vida Residence The Hills B2Building | 2019 | 111 | AED 2,984 | AED 164 | 5.5% | 6 | |
| Vida Residence The Hills B1Building | 2019 | 26 | AED 2,704 | AED 166 | 6.2% | 5 |
The four busiest buildings account for 35 of The Hills's 72 sales in the last 12 months: Vida Residences C1&C2 - The Hills C, Vida Residences A1&A2 - The Hills A, Vida Residence The Hills B2 and Vida Residence The Hills B1. Gross yields run from 5.0% to 6.2% across the buildings with enough sales and lets to measure. The newest are Vida Residences C1&C2 - The Hills C (2019) and Vida Residences A1&A2 - The Hills A (2019); the oldest, Vida Residences C1&C2 - The Hills C, handed over in 2019. Every building links to its own page with each unit's sales and rents.
Every building in The Hills, A to Z
- Golf Heights AED 2,543
- Vida Residence The Hills B1 AED 2,704
- Vida Residence The Hills B2 AED 2,984
- Vida Residences A1&A2 - The Hills A AED 2,115
- Vida Residences C1&C2 - The Hills C AED 2,485
Rents and yields in The Hills
Last 12 months| 1-bed | AED 115,000 | AED 132 | AED 1.8M | 5.5% | 78 |
| 2-bed | AED 170,000 | AED 122 | AED 3.06M | 5.3% | 109 |
| 3-bed | AED 255,000 | AED 135 | AED 5.1M | 5.2% | 78 |
| 4-bed+ | AED 900,000 | AED 161 | AED 8.94M | 5.5% | 2 |
- New contract vs renewal
- Level
- Renewals
- 51% of 267
261 rental contracts were registered in The Hills in the last 12 months, 50% of them renewals. New contracts and renewals were signed at much the same rate per sqft. Gross yields run from 5.5% on one-beds to 5.0% on two-beds, before service charges of AED 40 to 40 per sqft a year.
Ejari registrations via Dubai Land Department; yields use the same 12 months of sales.
Who builds in The Hills
1 developer- Emaar4 buildingsAED 2,595 /sqft
Emaar built every one of The Hills's 4 completed buildings, so the area has one look, one management company and one service charge regime.
Buying or renting in The Hills
Buying
Expect a 20% deposit as a UAE resident or 25% as a non-resident on a home under AED 5M, plus the 4% Dubai Land Department transfer fee and about AED 5,000 of registration and trustee costs. On a typical one-bed at AED 1.8M, that is AED 361,000 down and AED 72,000 in transfer fee. Before offering, check the service charge per sqft on the building page (AED 40 to 40 across The Hills), the registered size against the marketed one, and whether the unit has sold before and at what price.
Renting
A typical one-bed rents for AED 115,000 a year and a two-bed AED 170,000. Increases on renewal are capped by the RERA rental index. Landlords in Dubai usually take one to four cheques and a 5% security deposit, and every contract is registered on Ejari, which is where the figures on this page come from.
Living in The Hills
Most of The Hills's buildings are mid-sized, with a typical 158 homes each. Service charges run from AED 40 to 40 per sqft a year, set building by building and listed on each building page.
Nearby areas compared
All Dubai areas →| Area | Sale /sqft | 12-mo change | Typical rent | Yield | Buildings |
|---|---|---|---|---|---|
| The Hills | AED 2,542 | Up 8.5% | AED 170K | 5.1% | 4 |
| The Lakes | AED 2,774 | Up 20.3% | AED 290K | 3.7% | 0 |
| The Views | AED 2,016 | Up 4.8% | AED 120K | 5.8% | 21 |
| Emirates Hills | AED 4,316 | Up 18.9% | AED 1.2M | 2.7% | 0 |
| Jumeirah Heights | AED 2,417 | Down 4.6% | AED 213K | 3.6% | 7 |
| The Meadows | AED 3,075 | Up 11.7% | AED 400K | 3.3% | 0 |
| Dubai Marina | AED 1,935 | Down 19.4% | AED 110K | 5.5% | 143 |
The Hills is about 7% cheaper per square foot than The Lakes, its nearest neighbour, at AED 2,555 against AED 2,762. Emirates Hills is the most expensive of the areas around it at AED 4,664 per sqft, 83% more. Dubai Marina is the cheapest nearby at AED 1,939. Its closest comparable on price is Jumeirah Heights.
The Hills in numbers
- Across 72 DLD sales in the 12 months to 9 November 2026, the median price in The Hills was AED 2,555 per sqft and the typical apartment sold for about AED 4.2M.
- Prices are up 9.5% on the year, 93.1% over five years and 54.5% since 2014; rents down 1.9% and 36% over the same periods.
- 4 completed buildings and 1 under construction from 1 developer; about 812 homes, 24% of the apartments studios and one-beds.
- Gross yields of 5.5% on one-beds, 5.0% on two-beds and 5.1% on three-beds, before service charges of AED 40 to 40 per sqft.
Source: Dubai Land Department. Updated 10 November 2026.
Questions about The Hills
How much does an apartment in The Hills cost?
Over the 12 months to 9 November 2026 the median was AED 2,555 per sqft, and one-beds sold for around AED 1.8M, two-beds sold for around AED 3.1M, three-beds sold for around AED 5.1M and four-beds and larger sold for around AED 8.9M.
Have prices in The Hills gone up?
Yes: up 9.5% in the 12 months to 9 November 2026 and up 93.1% over five years, on the monthly median of every registered sale. Over the whole record they are 54.5% above the 2014 level.
What is the rental yield in The Hills?
About 5.1% gross across all types at today's prices: 5.5% on one-beds, 5.0% on two-beds and 5.1% on three-beds, before service charges of AED 40 to 40 per sqft a year.
Which are the most traded buildings in The Hills?
Vida Residences C1&C2 - The Hills C (13 sales), Vida Residences A1&A2 - The Hills A (11 sales), Vida Residence The Hills B2 (6 sales) and Vida Residence The Hills B1 (5 sales) in the last 12 months.
What is the service charge in The Hills?
Between AED 40 and AED 40 per sqft a year, set building by building; Vida Residences C1&C2 - The Hills C is AED 39.79. Each building page lists its own.
How many buildings are there in The Hills?
4 completed apartment buildings and one under construction, with about 812 homes between them. Every one has its own page here.
What does it cost to rent in The Hills?
The median contract in the 12 months to 9 November 2026 was AED 170,000 a year: AED 115,000 for one-beds, AED 170,000 for two-beds and AED 255,000 for three-beds, across 261 Ejari registrations.
For sale with OpenOffers in The Hills
No The Hills property is on the board today. Follow The Hills to hear the day one is listed, or see what is for sale across Dubai with every offer public.