What is the rental yield in Vida A - The Hills?

Vida A - The Hills returns 4.29% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 86 rental contracts registered in the last 24 months.

How much does a 2 bedroom in Vida A - The Hills cost?

The median registered sale price is AED 4.35M (2,567 AED/sqft), from 4 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

Have prices in Vida A - The Hills risen or fallen?

Median price per square foot moved +6.7% over the last 12 months against the 12 before it, on 4 registered sales. On a sample this size, read the direction rather than the exact figure.

How does Vida A - The Hills compare with The Greens?

Its 4.29% gross yield sits -1.4 pts against the The Greens median of 5.67%, computed at the same bedroom grain over the same 24-month window.

Does Vida A - The Hills earn more short-let than long-let?

A night asks a median of AED 1,065, which models to 5.39% net at an assumed 80% occupancy for a self-managed unit, after platform fees, cleaning and utilities — against 4.29% gross on the registered long lease. Nightly rates are asking rates sampled across the next 12 months, not registered income.

Vida A - The Hills — rental prices & yield

Buy: 4.35MAED; AED 2,567/sqft
Long-let: 180,000AED; AED 127/sqft · 4.29%
Short-let: 5.39%; AED 1,065/night · 0.63/sqft

Priced off the last 5 sales — most recent January 2026.

Yield spread: -1.4 pts; vs the The Greens median for this unit type
Turnover upside: +10.8%; new tenants pay more than sitting ones — 116 renewals
AED/yr/sqft: AED 127
Sales: 4
Rental contracts: 86
Renewal rent: AED 162,375/yr

12 months: -12.8%
3 years: +0.0%+0.0%/yr

Based on 4 sales and 86 rental contracts in the last 24 months. Rental data covers the whole The Hills project, not this tower alone. Thin sample — treat these figures as indicative.

Vida A - The Hills is an apartment building in The Greens, Dubai, one of the towers in the The Hills development. The closest metro station is Damac Properties, the nearest mall Marina Mall and the nearest landmark Burj Al Arab. Land Department records for it run from 2015 to 2026, 92 registered sales in all — the 4 in the last 24 months are what every median above is computed from.

Rent history

Median annual rent per sqft registered in Vida A - The Hills, by year.

Monthly median AED per sqft per year, smoothed over three months. The band along the bottom is the number of records each month.

Rents by bedroom type

Type	Median rent	AED/yr/sqft	Yield	Contracts
1 bed	AED 125,000	142	6.94% +0.4 pts	75
2 bed	AED 180,000	127	4.29% -1.4 pts	86
3 bed	AED 270,000	137	3.70% -1.4 pts	70

Deltas compare each yield with the The Greens 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 Vida A - The Hills

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”.

Type	Nightly (AED)	AED/night/sqft	Net revenue at 80%	Long-let rent	Uplift	Short-let yield	Listings seen
2 bed500m	1,065	0.63	AED 234,360	AED 180,000	1.3×	5.39%	4+
3 bed500m	1,608	0.62	AED 353,160	AED 270,000	1.3×	4.71%	3+

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 Vida A - The Hills itself had too few listings of that type to measure.

Recent transactions

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

5 resales in the last 12 months, against 5 a year on average over 2023–2025.

Sales

Nothing registered in the last 3 months. Try a wider window.

Rental contracts

The rent figures on this page are pooled from this building’s project, so no individual contract can be attributed to this tower.

Nearby

Metro: Damac Properties
Mall: Marina Mall
Landmark: Burj Al Arab

Compare with nearby buildings

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

Vida B - The Hills · 7.87%
Vida Residences 3 & 4 - The Hills · 4.12%
Vida Residences 1 & 2 - The Hills · 5.07%
Mosela · 3.62%
Tnaro · 4.07%
Gr Panorama · 5.29%
The Onyx - Tower 2 · 7.79%

Common questions

What is the rental yield in Vida A - The Hills?: Vida A - The Hills returns 4.29% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 86 rental contracts registered in the last 24 months.
How much does a 2 bedroom in Vida A - The Hills cost?: The median registered sale price is AED 4.35M (2,567 AED/sqft), from 4 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
Have prices in Vida A - The Hills risen or fallen?: Median price per square foot moved +6.7% over the last 12 months against the 12 before it, on 4 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Vida A - The Hills compare with The Greens?: Its 4.29% gross yield sits -1.4 pts against the The Greens median of 5.67%, computed at the same bedroom grain over the same 24-month window.
Does Vida A - The Hills earn more short-let than long-let?: A night asks a median of AED 1,065, which models to 5.39% net at an assumed 80% occupancy for a self-managed unit, after platform fees, cleaning and utilities — against 4.29% gross on the registered long lease. Nightly rates are asking rates sampled across the next 12 months, not registered income.

Vida A - The Hills