The Hills
التلالEmaar Development P.J.S.C. · Home sales since 2013 · mostly resales in the 12 months to 30 Jul 2026
Dubai Land Department data shows the typical sale price (the median, ready and off-plan homes together) in The Hills was AED 2,115/sqft in Feb 2026, from 6 home sales recorded.
The Land Department’s record
completed per the Land Department · 100% complete · buildings · 590 units · 5 buildings · DLD target completion April 2019
Registered developer: Emaar Development P.J.S.C. (DLD no. 1211)
Master developer: Emaar Properties (P.J.S.C) (DLD no. 555)
Escrow account with Dubai Islamic Bank · Zoned by Dubai Municipality
From the Land Department’s projects file, file dated 15 June 2026.
AED 2,115/sqft
Feb 2026 · 6 home sales
+6.6%
Oct 2022 to Feb 2026, scaled up to a year
85 months
Recorded home resales here fall in 85 months, Feb 2019 to Jul 2026. The growth beside this is drawn from the months with 5 or more of them; a figure for what they will do next is a scenario you set on the returns page.
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
What would this size cost?
Enter the size from the brochure or the floor plan. We price it against what homes of that size actually sold for in The Hills — not an asking price, and not this project’s overall typical price, which mixes every size together.
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
Price per sqft trend
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
What it returns
A year of rent compared with what completed homes of that size actually sold for in The Hills over the same twelve months. Prices are this project’s own recorded ready-home sales. Off-plan sales are left out because rent is paid on built homes. Rents marked this building are new rent contracts recorded in The Hills itself. The rest are homes of the same size in The Lakes, used where Ejari did not name the building. A red (i) marks a figure that rests on few records, with how many.
| Size | Price now, ready homes | Rents for | Yield before costs | Ready sales, 12 months |
|---|---|---|---|---|
| 1 bed | AED 1.9M | AED 126,250/yrthis building · 36 new lets | 6.6% | 5 |
| 2 beds | AED 2.91M | AED 170,000/yrthis building · 45 new lets | 5.8% | 10 |
| 3 beds | AED 5.45M | AED 245,000/yrthis building · 28 new lets | 4.5% | 8 |
| 4 beds | AED 11.05M | AED 272,500/yrsame size in The Lakes · 22 new lets | 2.5% | 2 |
Why this is lower than yields quoted elsewhere
The usual shortcut divides today’s rent by an average price. In a market that has risen as far as Dubai’s, the average is a historical price. Worked out with the typical price across every sale on record (AED 1.8M), a 2 beds here reads 9.4% instead of 5.8%. The yield in the table above uses the AED 2.91M a completed one costs today. Every figure above uses the same twelve months, and completed homes only, on both sides.
What it returns after service charges
Starting from this building’s own owners’ association budget for 2026 — AED 20/sqft, as recorded with the Land Department. Charges have risen since then, so replace it with your own invoice if you have one. How to check it.
| Size | Charge / year | Rent after it | Yield before costs | Yield after service charge |
|---|---|---|---|---|
| 2 beds | AED 25,124 | AED 144,876 | 5.8% | 5.0% |
Only the service charge is taken off.
Reserve fund: AED 0.8/sqft of the AED 19.6/sqft recorded for 2026.
Yield before costs: a year of rent as a share of the price.
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
Dubai Land Department · rent contracts Ejari (Dubai's rent registration system) contracts · agreed rents, not advertised ones. File dated 10 Oct 2026 · synced 11 Oct 2026.
Dubai Land Department · association budgets Owners' association budgets, as recorded · a budget figure, not a price. File dated 22 Sep 2026 · synced 24 Sep 2026.
Common questions about The Hills
How much does a home in The Hills cost?
Over the last twelve months, the typical price (the median: half sold for more than this, half for less) of a completed home in The Hills was AED 2.91M for a 2-bedroom (10 ready sales). These come from sales recorded by the Dubai Land Department. They are what buyers paid, not asking prices. Only completed homes are counted: off-plan sales are left out, because they sell at a premium and are not the same purchase.
How much is rent in The Hills?
The typical rent (the median: half of the rent contracts were above this, half below) in The Hills is AED 170,000/yr for a 2-bedroom (45 new tenancies recorded in The Hills itself). These rents come from the new rent contracts recorded in Ejari (Dubai's rent registration system) over the last twelve months. They are what tenants agreed to pay, not advertised asking rents. Ejari names the building on these contracts, so every figure above is a tenancy recorded in The Hills itself.
What rental yield does The Hills give?
The yield before costs on completed homes in The Hills is about 5.8% on a 2-bedroom. That is a year of rent divided by what completed homes of that size sold for over the same twelve months. Rent and price both come from the same period, which is why these read lower than yields quoted against an all-time average price. Service charges, agency commission and empty periods are not taken off, and in Dubai the service charge alone commonly takes a fifth to a third of the rent.
Is The Hills selling off-plan or as resales?
0% of the 30 home sales recorded in The Hills in the 12 months to 30 Jul 2026 were off-plan, and the rest were recorded as existing property rather than off-plan. That period ends at this project's own newest recorded home sale rather than today, so a development that finished selling years ago still reports the year it was actually trading.
When did The Hills start selling?
The Land Department's register holds 1,006 home sales in The Hills. The earliest was recorded in Aug 2013 and the newest in Jul 2026. That is when a home sale here was first recorded. It is not the same as when the project launched or completed: the register of sales carries no build date, so we do not publish one.
Due diligence
Price vs. The Lakes typical price
+5.3%
Priced above the area's typical price — ask why. Feb 2026: 6 sales here against 64 in the area.
Developer track record
103,059 recorded sales
Matched to Emaar Development P.J.S.C., across the 4 companies Keyva groups under that name, Aug 2000 to 7 Oct 2026.
122 completed · 56 off-plan/in progress
Full track record →Verify before you commit
Permit, title, broker license, escrow — the free checks you can run yourself.
Verification guide →Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
Dubai Land Department · project register The Land Department's project register · the status as the developer recorded it. File dated 15 Jun 2026 · synced 26 Sep 2026. The file date is the date carried on the rows themselves; the sync is when Keyva last loaded that file.
Dubai Land Department · developer register The Land Department's developer register. File dated 1 Oct 2026 · synced 3 Oct 2026.
Handover competition
Low competitionWhen The Hills handed over in April 2019, no other project in The Lakes had a handover date on record within six months either side — a reference point for how crowded that period was. The Land Department's projects file of 15 Jun 2026 lists 1 other project in The Lakes as not yet finished.
Dubai Land Department · project register The Land Department's project register · the status as the developer recorded it. File dated 15 Jun 2026 · synced 26 Sep 2026. The file date is the date carried on the rows themselves; the sync is when Keyva last loaded that file.
What's around this property
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
Metro stations
- Al Fardan Exchange1.4 km
- Sobha Realty2.0 km
- Dubai Internet City2.7 km
- Palm Gateway2.8 km
Schools
- Dubai International Academy1.1 km
- Regent International School1.2 km
- Emirates International School - Meadows1.9 km
- ICCA Dubai2.7 km
Hospitals & clinics
- Lux Aeterna Clinic1.3 km
- Health Avenue Polyclinics2.5 km
- Welcare Hospital2.6 km
- Saudi German Hospital2.6 km
Supermarkets
- Choitrams41 m
- Asswaq1.1 km
- Carrefour JLT1.2 km
- Zoom Market1.4 km
Bus stops
- Bus stop1.2 km
- Bus stop1.4 km
- Jebel Ali Horse Racecourse 21.9 km
- Jebel Ali Horse Racecourse 11.9 km
Pharmacies
- Aster Pharmacy1.3 km
- Marina Pharmacy1.7 km
- Life Pharmacy2.0 km
- Aster2.0 km
Malls
- Dubai Marina Mall2.7 km
- The Springs Souk3.0 km
Parks
- Nisreen park1.5 km
- Greens Park1.5 km
- Emaar Business Park1.8 km
- Jumeirah Lakes Towers Park2.2 km
Mosques
- Mosque1.7 km
- Hamel Al Ghaith Mosque2.2 km
- Mosque Sheikh Rashid bin Mohammed2.5 km
Straight-line distances — actual walking or driving routes will be longer. Measured from this project's own mapped location. Places data from OpenStreetMap.
Buildings in this project
Priced from each tower’s own recorded sales, rather than the project’s typical price above.
Dubai Land Department · building register The Land Department's building register. File dated 5 Oct 2026 · synced 5 Oct 2026.
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
Other projects in The Lakes
Each price is the project’s newest month with 5 or more recorded home sales, from Oct 2025 to 7 Oct 2026. Priced projects first, then the most home sales from Nov 2025 to 7 Oct 2026, then A–Z. Where a project has no month with that many, its newest month with any sale is shown instead, with a red (i) and its count.
Emaar Properties (P.J.S.C)
Jun 2026 · 5 home sales
Emaar Properties (P.J.S.C)
Emaar Properties (P.J.S.C)
Emaar Properties (P.J.S.C)
No month with 5+ recorded home sales since Oct 2025
Emaar Properties (P.J.S.C)
No month with 5+ recorded home sales since Oct 2025
Dubai Land Department · recorded sales Sales on record with the Land Department · typical prices, not estimates. Half of the sales were above a typical price, half below. File dated 8 Oct 2026 · synced 8 Oct 2026.
Seen a listing for this?
Put the asking price beside what comparable homes actually sold for, and check the agent against the Land Department’s register of licensed brokers. Free, no sign-in.
Buying in The Hills?
Everything above is free and stays free. What this page cannot tell you is what your unit is worth — the typical price here covers every size at once, and a two-bedroom can be 1,062 or 1,558 sqft. Our report matches comparable sales to one unit's size, and adds the three checks that need a person to look things up in the Land Department's own systems on the day: the agent's licence, the project's escrow, and its registered status.