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Hills Park

A 1 bed in Hills Park costs a median AED 1.43M, rents long-let for AED 80,000/yr (5.33% gross), and returns 9.99% short-let at the assumed 80% occupancy — -1.0 pts vs Dubai Hills Estate's 6.31% and -1.7 pts vs Dubai's 6.98% — from 57 sales and 54 rental contracts registered in the last 24 months through 26 Aug 2026.

Registered data
Sales · 1 bed
35 in 12 months
Rental contracts · 1 bed
54 in 12 months
Buy
1.43MAED
AED 2,229/sqft
Long-let
80,000AED
AED 119/sqft · 5.33%
Short-let
9.99%
AED 625/night · 0.93/sqft

Price per sqft: Median of 15 registered sales of ready units in the last 3 months, most recent August 2026.

Priced off 15 sales in the last 3 months.

Yield spread
-1.0 pts
vs the Dubai Hills Estate median for this unit type
AED/yr/sqft
AED 119
Sales
57
Rental contracts
54
Short-let listings seen
28+

Based on 57 sales and 54 rental contracts in the last 24 months.

Hills Park is an apartment building in Dubai Hills Estate, Dubai. Land Department records for it run from 2022 to 2026, 1,174 registered sales in all — the 57 in the last 24 months are what every median above is computed from.

Rents by bedroom type

TypeMedian rentAED/yr/sqftYieldContracts
1 bedAED 80,0001195.33%
-1.0 pts
54
2 bedAED 125,0001215.81%
-0.4 pts
47
3 bed———0

Deltas compare each yield with the Dubai Hills Estate median for the same unit type. How these yields are computed

How these yields are computed
Each yield divides the median rent by the median of the last 3 months of sales — or of the last 5 sales where the last 3 months hold fewer than three. Off-plan and ready sales count alike, and each bedroom type is priced off its own sales.

Short-let rates around Hills Park

Median nightly rate on Airbnb for a 7-night stay, priced across the coming year.

How short-let rates are measured
Rates are sampled for every month of the coming year, so the figure carries the full season rather than a winter or summer slice. Listing counts are what those searches returned on the first page — a floor on what the building actually lists, not a count of it. Airbnb publishes approximate coordinates, so even the tightest set — listings within 50 metres — is the building and its immediate neighbours. Where that set is too small to measure a bedroom type, the row widens to the surrounding 500-metre cluster and is marked “500m”.
TypeNightly (AED)AED/night/sqftNet revenue at 80%Long-let rentUpliftShort-let yieldListings seen
1 bed500m6250.93AED 142,925AED 80,0001.8×9.99%28+
2 bed500m1,0190.98AED 233,905AED 125,0001.9×11.14%13+

Nightly rate per sqft through the year

Median nightly rate per sqft by month of stay. Smaller, fainter points rest on fewer listings. Per-sqft puts different bedroom types on the same axis.

1 bed: first Oct 2026, 0.84 AED/night/sqft; latest Aug 2027, 0.9 AED/night/sqft; peak Mar 2027, 1.18 AED/night/sqft.

Net revenue assumes 80% occupancy — an assumption, not a measurement.

What the net revenue deducts
Occupancy is an assumption because no Dubai source publishes it per building — at half the occupancy, halve the revenue and the yield. From the nightly rate a guest sees, net revenue deducts Airbnb's 15.5% fee, then cleaning at 2 turnovers a month and utilities, both scaled to the unit's measured floor area. Service charge and mortgage are deliberately not deducted: neither comes out of the long-let rent beside it, and a service charge is owed whichever way the unit is let, so taking it off one side only would break the comparison. Neither figure is net of income tax or furnishing. Rows marked 500m widen to the surrounding cluster, because Hills Park itself had too few listings of that type to measure.

Recent transactions

As filed with the Land Department — data to 2026-08-26.

45 resales in the last 12 months, against 41 a year on average over 2023–2025.

Sales

DateTypeSqftPriceAED/sqft
25 Aug 20261 bed672AED 1,625,0002,420
19 Aug 20262 bed1,065AED 2,570,0002,413
11 Aug 20261 bed673AED 1,200,0001,783
6 Aug 20261 bed673AED 1,430,0002,125
5 Aug 20262 bed992AED 2,150,0002,168
3 Aug 20262 bed992AED 2,350,0002,369
30 Jul 20261 bed336AED 605,9441,802
24 Jul 20261 bed673AED 1,500,0002,229
24 Jul 20263 bed1,767AED 3,750,0002,122
23 Jul 20261 bed673AED 1,640,0002,437
22 Jul 20261 bed673AED 1,500,0002,229
20 Jul 20262 bed1,067AED 2,150,0002,015
17 Jul 20262 bed1,066AED 2,000,0001,876
17 Jul 20262 bed1,067AED 2,236,0002,096
14 Jul 20261 bed673AED 1,550,0002,303
9 Jul 20262 bed1,067AED 2,565,0002,404
30 Jun 20261 bed673AED 1,500,0002,229
29 Jun 20261 bed673AED 1,333,0001,981
29 Jun 20261 bed673AED 1,450,0002,155
26 Jun 20261 bed673AED 1,600,0002,378
16 Jun 20261 bed673AED 1,784,8882,652
12 Jun 20261 bed673AED 1,430,0002,125
12 Jun 20262 bed1,067AED 2,100,0001,968
9 Jun 20261 bed673AED 1,500,0002,229
5 Jun 20262 bed993AED 2,100,0002,116

25 resales in the last 3 months.

Rental contracts

StartTypeSqftAnnual rentAED/sqftContract
1 Sept 20262 bed1,066AED 125,000117New
1 Sept 20262 bed992AED 120,000121New
1 Sept 20262 bed990AED 125,000126New
29 Aug 20261 bed673AED 70,000104New
29 Aug 20262 bed992AED 120,000121New
28 Aug 20262 bed1,065AED 125,000117New
28 Aug 20262 bed992AED 125,000126New
28 Aug 20262 bed992AED 109,705111New
25 Aug 20261 bed673AED 110,000163New
25 Aug 20261 bed672AED 75,000112New
24 Aug 20261 bed673AED 80,000119New
20 Aug 20261 bed673AED 80,000119New
20 Aug 20261 bed673AED 70,000104New
20 Aug 20261 bed673AED 72,000107New
20 Aug 20262 bed1,066AED 125,000117New
18 Aug 20261 bed673AED 87,000129New
17 Aug 20261 bed673AED 80,000119New
15 Aug 20261 bed673AED 80,000119New
15 Aug 20262 bed1,066AED 120,000113New
11 Aug 20261 bed673AED 75,000111New
11 Aug 20262 bed991AED 118,000119New
10 Aug 20261 bed673AED 70,000104New
10 Aug 20261 bed673AED 80,000119New
10 Aug 20261 bed673AED 75,000111New
10 Aug 20261 bed673AED 75,000111New
9 Aug 20262 bed1,066AED 120,000113New
7 Aug 20261 bed673AED 70,000104New
3 Aug 20262 bed1,065AED 125,000117New
3 Aug 20262 bed1,066AED 120,000113New
1 Aug 20262 bed1,066AED 100,00094New
1 Aug 20261 bed673AED 100,000149New
1 Aug 20261 bed672AED 85,000127New
1 Aug 20261 bed673AED 90,000134New
1 Aug 20262 bed1,066AED 115,000108New
1 Aug 20262 bed1,066AED 130,000122New
1 Aug 20262 bed1,066AED 130,000122New
1 Aug 20262 bed1,067AED 135,000127New
31 Jul 20261 bed673AED 110,000163New
31 Jul 20261 bed673AED 75,000111New
30 Jul 20261 bed672AED 80,000119New
30 Jul 20262 bed990AED 110,000111New
28 Jul 20261 bed673AED 75,000111New
27 Jul 20261 bed673AED 80,000119New
25 Jul 20262 bed990AED 120,000121New
24 Jul 20262 bed1,065AED 135,000127New
24 Jul 20262 bed1,067AED 127,000119New
23 Jul 20261 bed673AED 80,000119New
21 Jul 20261 bed673AED 80,000119New
15 Jul 20261 bed673AED 72,000107New
15 Jul 20262 bed991AED 115,000116New
14 Jul 20261 bed673AED 80,000119New
14 Jul 20262 bed1,067AED 130,000122New
12 Jul 20261 bed673AED 249,600371New
9 Jul 20261 bed673AED 80,000119New
8 Jul 20261 bed673AED 74,799111New
8 Jul 20261 bed673AED 75,000111New
7 Jul 20261 bed673AED 80,000119New
6 Jul 20261 bed673AED 70,000104New
3 Jul 20261 bed672AED 70,000104New
1 Jul 20261 bed673AED 85,000126New

Showing the 60 most recent of 85 contracts starting on or after 26 May 2026.

Start dates after 26 Aug 2026 are contracts already filed for a later move-in. They count towards the rent medians above for the same reason they appear here.

As registered

The building's record in the Dubai Land Department register, as of September 2026. Counts are as registered, not as built or as operated.

Floors
22
Lifts
6
Parking bays
501
Swimming pools
1

Compare with nearby buildings

The most-traded buildings in Dubai Hills Estate, on the same figures over the same window.

Common questions

What is the rental yield in Hills Park?
Hills Park returns 5.33% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 54 rental contracts registered in the last 24 months.
How much does a 1 bedroom in Hills Park cost?
The median registered sale price is AED 1.43M (2,125 AED/sqft), from 57 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
What are apartments in Hills Park selling for right now?
Registered sales of ready units in Hills Park over the last 3 months have a median of 2,229 AED/sqft, across 15 sales. That is the freshest window holding at least five, and it excludes off-plan. It is a median of what traded, not a valuation of a specific unit — floor, view and condition all move a real price and none of them is in it.
Have prices in Hills Park risen or fallen?
Median price per square foot moved +9.7% over the last 12 months against the 12 before it, on 57 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Hills Park compare with Dubai Hills Estate?
Its 5.33% gross yield sits -1.0 pts against the Dubai Hills Estate median of 6.31%, computed at the same bedroom grain over the same 24-month window.

Source: Dubai Land Department open data — sale transactions and Ejari rental contracts. Data as of 2026-08-26. Short-let rates are collected separately from public Airbnb search results.

Gross yield divides median annual rent from new contracts by the median resale price for the same bedroom type over the last 24 months. Off-plan sales are included in price and trend figures but excluded from the yield denominator.

Hills Park rental record

Record type
Building-level property market record
Data date
Evidence base
54 registered rental contracts in the trailing 24 months for the default unit type
Sources
Dubai Land Department sale transactions and Ejari rental contracts; public Airbnb search results for forward short-let rates
Canonical record
/rent/apartments/dubai/dubai-hills-estate/hills-park
Method
Definitions and calculations

Cite as: Dubai Wealth Index. “Hills Park rents and yield.” Dubai Hills Estate, Dubai. Data to 2026-08-26. https://dubaiwealthindex.com/rent/apartments/dubai/dubai-hills-estate/hills-park.

Stable dataJSON

Where this data stops

Service charges are not in DLD's open data, so the yield above is gross. Net return needs this building's charge per sqft.