What is the rental yield for 2 bedroom apartments in Dubai Hills Estate?

As of 2026-10-12, the median apartment building in Dubai Hills Estate returns 5.9% gross on 2 bedroom apartments, -0.4 pts against the Dubai median of 6.3%, across 46 buildings with enough registered Dubai Land Department sales and Ejari contracts to report (3,167 registered Ejari contracts in the last 12 months). Gross means before service charge, fees and vacancy.

What do apartments in Dubai Hills Estate rent for per square foot?

The median is 137 AED/sqft a year, over registered Dubai Land Department and Ejari records to 2026-10-12.

Are rents in Dubai Hills Estate rising?

The median building moved -10.4% over the last 12 months against the 12 before it. That is a median across 46 buildings, so individual towers move further in both directions.

Which building in Dubai Hills Estate yields most?

Ellington House, at 8.5% gross. A top row is an outlier by construction — the sample size beside it on the table is the check.

How many buildings in Dubai Hills Estate does this record cover?

46. A building appears once it has enough registered sales and contracts for a median to mean anything; the rest are listed but not ranked. Data to 2026-10-12.

2 bedroom apartments for rent · DLD + Ejari data to 12 Oct 2026

Dubai Hills Estate

46 buildings · 3,167 contracts in 12 months

Last 12 months of rental activity across 46 eligible buildings.

As of 2026-10-12, Dubai Hills Estate's median gross yield for 2 bedroom apartments is 5.9% across 46 buildings (DLD + Ejari).

2 bedroom apartments · typical rent a year

149,000AEDa year

AED 137/sqft a year · -10.4% on a year

Contracts, 12 months: 3,167

Leaders

Highest yield: Ellington House· 8.5%
Lowest AED/yr/sqft: Hills Park· 121
Most traded: Executive Residences· 135

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Developments compared

What a unit rents for in each Dubai Hills Estate development, pooled across its towers. Pick a bedroom type to compare like with like.

Development	Rent a year	Price	AED/sqft	Gross yield
Acacia at Park Heights3 towers · rent filed for the project	AED 190,00085 contracts	AED 3.38M19 sales	2,334	5.6%
Address Residences l Dubai Hills Estate3 towers	—none	AED 2.98M13 sales	2,745	—
Club Drive2 towers	—none	AED 2.71M6 sales	2,502	—
Club Place3 towers	—none	AED 2.97M7 sales	2,362	—
Collective2 towers · rent filed for the project	AED 100,00095 contracts	AED 1.66M24 sales	2,267	6.0%
Collective 2.02 towers · rent filed for the project	AED 110,00086 contracts	AED 1.64M16 sales	2,205	6.7%
Elvira2 towers · rent filed for the project	AED 150,0009 contracts	AED 2.46M24 sales	2,240	6.1%
Golf ville2 towers · rent filed for the project	AED 105,00054 contracts	AED 1.81M15 sales	2,373	5.8%
Greencrest2 towers	—none	AED 3.34M41 sales	2,392	—
Greenside Residence3 towers	—none	AED 2.54M12 sales	2,365	—
Hillsedge2 towers	—none	AED 2.72M31 sales	2,385	—
MULBERRY at PARK HEIGHTS8 towers · rent filed for the project	AED 175,000108 contracts	AED 3.38M22 sales	2,438	5.2%
Palace Residences Dubai Hills Estate4 towers	—none	AED 2.76M22 sales	2,430	—
Park Field2 towers · rent filed for the project	AED 160,00099 contracts	AED 2.60M31 sales	2,573	6.2%
Park Heights II2 towers · rent filed for the project	AED 124,00063 contracts	AED 2.10M18 sales	2,164	5.9%
Park Horizon2 towers · rent filed for the project	AED 149,00084 contracts	AED 2.60M31 sales	2,550	5.7%
Park Lane7 towers	—none	AED 2.43M15 sales	2,213	—
Park Point4 towers · rent filed for the project	AED 140,00031 contracts	AED 2.50M9 sales	2,215	5.6%
Park Ridge3 towers · rent filed for the project	AED 148,000135 contracts	AED 2.40M25 sales	2,404	6.2%
Parkwood3 towers	—none	AED 3.32M20 sales	2,550	—
Rosehill3 towers	—none	AED 3.31M31 sales	2,309	—
Socio2 towers · rent filed for the project	AED 115,00063 contracts	AED 1.75M11 sales	2,403	6.6%
Vida Residences Club Point3 towers	—none	AED 2.56M6 sales	2,291	—
Vida Residences Hillside3 towers	—none	AED 3.24M25 sales	2,468	—
All of Dubai Hills Estateevery building, in a project or not	AED 140,0001,325 contracts	AED 2.69M871 sales	2,385	5.2%

Medians of registered sales and new Ejari leases in the 12 months to 12 Oct 2026, pooled across each development’s towers at 2 bed. A median needs 3 rows; a dash with a count means fewer.

Latest in Dubai Hills Estate, 2 bed

Latest new leases

Park RidgeFiled for the development · 12 Oct 2026 · 2 bed · 999 sqftAED 115,000 /yr115/sqft
Parkside Views12 Oct 2026 · 2 bed · 1,146 sqftAED 155,000 /yr135/sqft
Park RidgeFiled for the development · 10 Oct 2026 · 2 bed · 1,001 sqftAED 135,000 /yr135/sqft
Ellington House10 Oct 2026 · 2 bed · 1,302 sqftAED 195,000 /yr150/sqft
Park RidgeFiled for the development · 10 Oct 2026 · 2 bed · 993 sqftAED 110,000 /yr111/sqft
Parkside Views10 Oct 2026 · 2 bed · 1,147 sqftAED 155,000 /yr135/sqft
Collective 2.0Filed for the development · 10 Oct 2026 · 2 bed · 735 sqftAED 87,000 /yr118/sqft
Park FieldFiled for the development · 10 Oct 2026 · 2 bed · 987 sqftAED 130,000 /yr132/sqft

Latest sales

Park Heights II T212 Oct 2026 · 2 bed · 959 sqftAED 1.80M1,877/sqft
Executive Residences12 Oct 2026 · 2 bed · 1,002 sqftAED 2.18M2,176/sqft
Greenside Residence - Tower A9 Oct 2026 · 2 bed · 1,176 sqft · off-planAED 2.37M2,018/sqft
Golf Grand8 Oct 2026 · 2 bed · 1,153 sqftAED 2.15M1,865/sqft
Elvira 27 Oct 2026 · 2 bed · 1,140 sqftAED 2.40M2,105/sqft
Park Field Tower 17 Oct 2026 · 2 bed · 993 sqftAED 2.50M2,519/sqft
Address Residences l Dubai Hills Estate Tower A7 Oct 2026 · 2 bed · 1,138 sqft · off-planAED 2.83M2,490/sqft
Golf Residences by Fortimo6 Oct 2026 · 2 bed · 1,391 sqftAED 3.20M2,301/sqft

Every building in Dubai Hills Estate

Annual rents, lowest first. Compare the same bedroom type and check shared rental evidence before judging your rent.

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Median rent, low first · 5+ contracts45 rows


Collective Tower 2Rent from the wider project	6.1%+0.2 pts	AED 100,000	139	95	-13.0%
Collective Tower 1Rent from the wider project	5.8%-0.1 pts	AED 100,000	139	95	-13.0%
Golfville Block ARent from the wider project	5.8%-0.1 pts	AED 105,000	141	54	-4.5%
Golfville Block BRent from the wider project	pooled rent, not per building	AED 105,000	141	54	-4.5%
Collective 2.0 Tower ARent from the wider project	6.8%+0.9 pts	AED 110,000	152	86	-8.3%
Collective 2.0 Tower BRent from the wider project	6.6%+0.7 pts	AED 110,000	152	86	-8.3%
Socio Tower 1Rent from the wider project	6.8%+0.9 pts	AED 115,000	149	63	-10.5%
Socio Tower 2Rent from the wider project	6.5%+0.6 pts	AED 115,000	149	63	-10.5%
Park Heights II T2Rent from the wider project	5.9%+0.0 pts	AED 124,000	130	63	-11.4%
Park Heights II T1Rent from the wider project	5.8%-0.1 pts	AED 124,000	130	63	-11.4%
Park Heights I	5.8%-0.1 pts	AED 125,000	124	38	-10.7%
Hills Park	5.4%-0.5 pts	AED 125,000	121	69	no prior year
Golf Grand	5.7%-0.2 pts	AED 135,000	123	91	no prior year
Prive Residence	under 3 sales	AED 135,000	139	9	-15.6%
Park Point Building CRent from the wider project	5.7%-0.2 pts	AED 140,000	133	31	-3.5%
Park Point Building ARent from the wider project	5.4%-0.5 pts	AED 140,000	133	31	-3.5%
Park Point Building DRent from the wider project	pooled rent, not per building	AED 140,000	133	31	-3.5%
Park Point Building BRent from the wider project	pooled rent, not per building	AED 140,000	133	31	-3.5%
Lime Gardens	5.4%-0.5 pts	AED 145,000	147	62	no prior year
Executive ResidencesRent from the wider project	6.4%+0.5 pts	AED 148,000	137	135	-10.3%
Executive Residences 2Rent from the wider project	6.1%+0.2 pts	AED 148,000	137	135	-10.3%
Park Ridge Tower CRent from the wider project	6.0%+0.1 pts	AED 148,000	137	135	-10.3%
Park Horizon - Tower 1Rent from the wider project	5.9%-0.0 pts	AED 149,000	141	84	no prior year
Park Horizon - Tower 2Rent from the wider project	5.7%-0.2 pts	AED 149,000	141	84	no prior year
Parkside Views	6.5%+0.6 pts	AED 150,000	136	46	no prior year
Elvira 2Rent from the wider project	6.2%+0.3 pts	AED 150,000	141	9	no prior year
Elvira 1Rent from the wider project	6.0%+0.1 pts	AED 150,000	141	9	no prior year
Golf SuitesRent from the wider project	6.5%+0.6 pts	AED 160,000	134	23	-1.5%
Park Field Tower 2Rent from the wider project	6.2%+0.3 pts	AED 160,000	144	99	no prior year
Park Field Tower 1Rent from the wider project	6.2%+0.3 pts	AED 160,000	144	99	no prior year
MULBERRY II at PARK HEIGHTS Building A2Rent from the wider project	5.3%-0.6 pts	AED 175,000	126	108	-12.3%
MULBERRY at PARK HEIGHTS Building B1Rent from the wider project	5.2%-0.7 pts	AED 175,000	126	108	-12.3%
MULBERRY at PARK HEIGHTS Building A2Rent from the wider project	5.1%-0.8 pts	AED 175,000	126	108	-12.3%
MULBERRY II at PARK HEIGHTS Building B1Rent from the wider project	5.1%-0.8 pts	AED 175,000	126	108	-12.3%
MULBERRY at PARK HEIGHTS Building A1Rent from the wider project	pooled rent, not per building	AED 175,000	126	108	-12.3%
MULBERRY at PARK HEIGHTS Building B2Rent from the wider project	pooled rent, not per building	AED 175,000	126	108	-12.3%
MULBERRY II at PARK HEIGHTS Building A1Rent from the wider project	pooled rent, not per building	AED 175,000	126	108	-12.3%
MULBERRY II at PARK HEIGHTS Building B2Rent from the wider project	pooled rent, not per building	AED 175,000	126	108	-12.3%
Acacia at Park Heights Building CRent from the wider project	5.7%-0.3 pts	AED 190,000	130	85	-2.6%
Acacia at Park Heights Building BRent from the wider project	5.5%-0.4 pts	AED 190,000	130	85	-2.6%
Acacia at Park Heights Building ARent from the wider project	pooled rent, not per building	AED 190,000	130	85	-2.6%
The Grove by Iman	under 3 sales	AED 195,000	164	8	-7.1%
Golf Residences by Fortimo	8.5%+2.6 pts	AED 255,000	153	7	no prior year
Ellington House II	6.8%+0.8 pts	AED 270,000	190	23	no prior year
Ellington House	8.5%+2.6 pts	AED 273,000	205	33	no prior year

Showing 25 of 45 · 5+ contracts

Yield deltas are vs the Dubai Hills Estate median (5.9%).

Rents by bedroom type in Dubai Hills Estate

Medians across the buildings above. Open a type to rank those buildings on their own.

Type	Median rent	Gross yield	12-month change	Rentals
Studio	AED 72,500	172	7.2%+1.3 pts	-6.5%	33
1 bed	AED 95,000	137	6.2%+0.3 pts	-4.0%	3,076
2 bed	AED 149,000	137	5.9%+0.0 pts	-10.4%	3,167
3 bed	AED 267,500	141	5.8%-0.1 pts	-4.2%	817
4+ bed	AED 486,000	143	—	—	21

Yield deltas are vs the Dubai Hills Estate median (5.9%).

What is coming, and what is movingThree-beds face the most new supply: 448 planned against 430 let today

Type	Planned 2026–28 against homes let	Rents fell in
Studio	51% · 55	–	–
1 bed	71% · 1,663	59% of 17 · over half	–
2 bed	70% · 1,391	61% of 18 · over half	–
3 bed	104% · 448	–	–

DLD project register as of 6 Jul 2026 · a planned date is not a delivery forecast

Dubai Hills Estate supply by year →

How these are counted

3,559 apartments are planned in Dubai Hills Estate from 2026 to 2028, equal to 73% of the 4,869 homes let there today.

Ready prices per sqft fell in 53% of 40 buildings (counted once per bedroom type) in Dubai Hills Estate with sales in both years; the typical one moved −0.4%.

New-lease rents fell in 100% of 10 buildings (counted once per bedroom type) with leases in both years; the typical one moved −6.5%.

Planned completions are apartment units in projects the Land Department register lists as neither complete nor cancelled, by the year of the registered completion date. Projects already past that date and projects without one are counted separately, not spread over future years. Leases are every registered new and renewed apartment lease in the area in the last 12 months. A planned date is not a delivery forecast.

Each building counts once per bedroom type when it has at least five ready sales (or five new leases) in both the last 12 months and the 12 before. Its change is its own median price per sqft (or annual rent) now against then, so the mix of buildings that happened to trade cannot move it. Off-plan sales are left out.

Sales and leases to 12 Oct 2026. Neither figure is a forecast, a vacancy rate or a price index. Methodology

Rents from every lease, yields building by buildingNew-lease rents −13.5% per sq ft on a year; 1 bed homes yield 6.2% gross at the median building

New-lease rents, month by month

Median rent of new leases, AED per sq ft per year

All bedroom types; months with fewer than 20 new leases are left off. Source: Ejari.

Gross yield, building by building

Axis: gross yield, % of price

Median building

1 bed6.2% (5.5–6.8)
2 bed5.9% (5.3–6.8)
3 bed5.8% (5.2–6.8)

Dot: the median building. Line: 10th to 90th percentile. Gross: before service charge, vacancy and fees. Sources: DLD, Ejari.

Rents in Dubai Hills Estate, month by month · all apartmentsMonthly median rent per sqft

AED/yr/sqft, rolling 3-month median

Median rent per sqft per year across every registered new rental contract in Dubai Hills Estate, as a rolling 3-month median. The band along the bottom is monthly volume.

The records behind these figures

The latest registered sales and rental contracts in Dubai Hills Estate, as filed. Off-plan sales are flagged.

Latest registered sales

Date	Building	Type	Size, sqft	Price, AED
12 Oct 2026	399 Hills Park B	1 bed	908	AED 1.75M	1,928
12 Oct 2026	Park Heights II T2	2 bed	959	AED 1.80M	1,877
12 Oct 2026	Socio Tower 1	1 bed	475	AED 1.19M	2,506
12 Oct 2026	Collective 2.0 Tower A	1 bed	480	AED 1.07M	2,229
12 Oct 2026	Executive Residences	2 bed	1,002	AED 2.18M	2,176

Latest registered rental contracts

Starts	Building	Type	Size, sqft	Rent, AED/yr
12 Oct 2026	Ellington House III	1 bed	867	AED 110,000	127
12 Oct 2026	Parkside Views	1 bed	704	AED 110,000	156
12 Oct 2026	Golf Grand	1 bed	712	AED 81,000	114
12 Oct 2026	Prive Residence	1 bed	659	AED 90,000	137
12 Oct 2026	Parkside Views	2 bed	1,146	AED 155,000	135

New contracts only, so a renewal capped by RERA is not read as the market rate. Sales exclude the outliers the methodology names. A size or a per-square-foot figure the recorded area cannot support is left blank rather than guessed.

About the Dubai Hills Estate figures

This record covers the 46 Dubai Hills Estate buildings with enough registered Ejari contracts for a median to mean anything; 1 more has recorded activity but too little to report. Gross yields inside the area run from 5.1% to 8.5%, so the 5.9% median says much less about any one building than the building table does. The Dubai Land Department registers Dubai Hills Estate as Hadaeq Sheikh Mohammed Bin Rashid. The Dubai median for comparison is 6.3%, over the same 12-month window of Dubai Land Department and Ejari records to 2026-10-12.

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Districts inside Dubai Hills Estate

One district inside Dubai Hills Estate has enough registered rental contracts to stand on its own. The figures above cover all 55 buildings across Dubai Hills Estate; the 47 listed above sit directly in Dubai Hills Estate, the rest under a district below.

MAG City · 8 buildings

Where Dubai Hills Estate is

Pills show median annual rent, AED. 48 buildings pinned from Google place records and Apple geocoding; verify a plot before relying on it.Open in Apple Maps

Compare towers within a project

Projects with at least two buildings that meet this record’s publication criteria. Each comparison uses the same locality and sale or rental evidence as this page.

Acacia at Park Heights · 3 towers
Collective · 2 towers
Collective 2.0 · 2 towers
Elvira · 2 towers
Golf ville · 2 towers
MULBERRY at PARK HEIGHTS · 8 towers
Park Field · 2 towers
Park Heights II · 2 towers
Park Horizon · 2 towers
Park Point · 4 towers
Park Ridge · 3 towers
Socio · 2 towers

Every building in Dubai Hills Estate48 buildings with a rental contract, A to Z

48 buildings

A

C

E

G

H

Hills Park100k

L

Lime Gardens125k

M

P

S

Socio Tower 190k
Socio Tower 290k

T

The Grove by Iman87k

V

Vida Residences Dubai Hills Estate2 rental contracts · no page—

0–9

399 Hills Park B240k

Typical rent a year, AED, 12-month median; AED per sqft where a building has no unit figure · “no page”: too few rental contracts for a median that means anything

Common questions

What is the rental yield for 2 bedroom apartments in Dubai Hills Estate?: As of 2026-10-12, the median apartment building in Dubai Hills Estate returns 5.9% gross on 2 bedroom apartments, -0.4 pts against the Dubai median of 6.3%, across 46 buildings with enough registered Dubai Land Department sales and Ejari contracts to report (3,167 registered Ejari contracts in the last 12 months). Gross means before service charge, fees and vacancy.
What do apartments in Dubai Hills Estate rent for per square foot?: The median is 137 AED/sqft a year, over registered Dubai Land Department and Ejari records to 2026-10-12.
Are rents in Dubai Hills Estate rising?: The median building moved -10.4% over the last 12 months against the 12 before it. That is a median across 46 buildings, so individual towers move further in both directions.
Which building in Dubai Hills Estate yields most?: Ellington House, at 8.5% gross. A top row is an outlier by construction — the sample size beside it on the table is the check.
How many buildings in Dubai Hills Estate does this record cover?: 46. A building appears once it has enough registered sales and contracts for a median to mean anything; the rest are listed but not ranked. Data to 2026-10-12.

2 bedroom apartments rental record for Dubai Hills Estate

Record type: Area-level property market record
Data date: 2026-10-12
Evidence base: 3,167 registered rental contracts represented across 46 directly located eligible buildings; headline scope 46 buildings including child localities
Sources: Dubai Land Department sale transactions and Ejari rental contracts
Canonical record: /rent/2-bedroom-apartments/dubai/dubai-hills-estate
Method: Definitions and calculations

Cite as: Dubai Wealth Index. “2 bedroom apartments for rent in Dubai Hills Estate.” Data to 2026-10-12. https://dubaiwealthindex.com/rent/2-bedroom-apartments/dubai/dubai-hills-estate

Source: Dubai Land Department open data. Data to 12 Oct 2026. Area figures are medians across the buildings listed above, not a separate calculation.