What is the rental yield in Hilliana Tower?

Hilliana Tower returns 5.93% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 26 rental contracts registered in the last 24 months.

How much does a 2 bedroom in Hilliana Tower cost?

The median registered sale price is AED 1.95M (1,552 AED/sqft), from 15 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.

Have prices in Hilliana Tower risen or fallen?

Median price per square foot moved +5.7% over the last 12 months against the 12 before it, on 15 registered sales. On a sample this size, read the direction rather than the exact figure.

How does Hilliana Tower compare with Al Sufouh Gardens?

Its 5.93% gross yield sits -0.8 pts against the Al Sufouh Gardens median of 6.72%, computed at the same bedroom grain over the same 24-month window.

Do new tenants in Hilliana Tower pay more than sitting ones?

A new tenant pays +18.5% against a renewing one, across 25 renewal contracts in the last 24 months. Renewals are capped by RERA and sit below market, so a wide gap means rent that is below market until the unit changes hands.

Hilliana Tower — sale prices & yield | Al Sufouh Gardens, Dubai

Buy: 1.95MAED; AED 1,552/sqft
Long-let: 5.93%; AED 118,500/yr

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

Yield spread: -0.8 pts; vs the Al Sufouh Gardens median for this unit type
Turnover upside: +18.5%; new tenants pay more than sitting ones — 25 renewals
AED/yr/sqft: AED 92
Sales: 15
Rental contracts: 26
Renewal rent: AED 100,000/yr

12 months: +5.7%
3 years: +70.0%+19.4%/yr

Based on 15 sales and 26 rental contracts in the last 24 months. Rental data covers the whole Hiliana project, not this tower alone.

Hilliana Tower is an apartment building in Al Sufouh Gardens, Dubai, one of the towers in the Hiliana development. The closest metro station is Dubai Internet City, the nearest mall Mall of the Emirates and the nearest landmark Burj Al Arab. Land Department records for it run from 2015 to 2026, 362 registered sales in all — the 15 in the last 24 months are what every median above is computed from.

Price history

Every recorded sale in Hilliana Tower, by year.

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

Yield by bedroom type

Type	Median price	AED/sqft	Yield	12mo	Sales
Studio	AED 750,000	1548	7.10% +0.0 pts	+4.0%	7
1 bed	AED 1.19M	1477	7.16% +0.1 pts	+11.1%	6
2 bed	AED 1.95M	1552	5.93% -0.8 pts	+5.7%	15
4+ bed	AED 11.71M	862	—	—	1

Deltas compare each yield with the Al Sufouh Gardens 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 Hilliana Tower

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
1 bed500m	393	0.49	AED 83,415	AED 85,000	1.0×	6.99%	5+

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 Hilliana Tower itself had too few listings of that type to measure.

Off-plan vs resale

Units sold off-plan in Hilliana Tower between 2011 and 2019 went for a median of AED 1,241/sqft (AED 1.02M). The same building resells today at AED 1,527/sqft (AED 1.54M) — an uplift of +50.3%.

Based on 225 off-plan sales across the building's full history.

Why this uses the full history

This comparison is deliberately not restricted to the 24-month window used elsewhere on the page — off-plan launches mostly predate it, so the window would erase the sales being compared.

Recent transactions

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

9 resales in the last 12 months, against 30 a year on average over 2023–2025.

Sales

Date	Type	Sqft	Price	AED/sqft
17 Jul 2026	Studio	242	AED 300,000	1,238
24 Jun 2026	2 bed	1,358	AED 850,000	626

2 resales in the last 3 months.

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.

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: 29
Flats: 175
Lifts: 4
Parking bays: 196
Flats per lift: 43.75
Parking per flat: 1.12

Nearby

Metro: Dubai Internet City
Mall: Mall of the Emirates
Landmark: Burj Al Arab

Compare with nearby buildings

The most-traded buildings in Al Sufouh Gardens, on the same figures over the same window.

Common questions

What is the rental yield in Hilliana Tower?: Hilliana Tower returns 5.93% gross — median annual rent from new Ejari contracts over the median resale price, before service charge, agency fees or vacant months. Measured across 26 rental contracts registered in the last 24 months.
How much does a 2 bedroom in Hilliana Tower cost?: The median registered sale price is AED 1.95M (1,552 AED/sqft), from 15 Dubai Land Department sales in the last 24 months. This is a price paid, not an asking price.
Have prices in Hilliana Tower risen or fallen?: Median price per square foot moved +5.7% over the last 12 months against the 12 before it, on 15 registered sales. On a sample this size, read the direction rather than the exact figure.
How does Hilliana Tower compare with Al Sufouh Gardens?: Its 5.93% gross yield sits -0.8 pts against the Al Sufouh Gardens median of 6.72%, computed at the same bedroom grain over the same 24-month window.
Do new tenants in Hilliana Tower pay more than sitting ones?: A new tenant pays +18.5% against a renewing one, across 25 renewal contracts in the last 24 months. Renewals are capped by RERA and sit below market, so a wide gap means rent that is below market until the unit changes hands.

Hilliana Tower