Park Heights II T1

1. Does it pay a good rent?6.3% gross, 5.3% after the service charge (Dubai median 6.8%)6.3%Fair
2. Are rents going up?New 1 bed leases: AED 88,000 a year ago, AED 86,000 now (pooled across the project)-2.3%
3. Are prices going up?1 bed: AED 2,170/sqft a year ago, 2,115 now-2.5%Fair
4. How fast do fees pay back?AED 87,465 in fees to buy a 1 bed; net rent covers it in 1.2 years1.2 yrsFair
5. Can I sell easily?21 sales in 12 months (37 the year before)21
6. Is a lot being built nearby?3,559 apartments are planned in Dubai Hills Estate from 2026 to 2028, equal to 73% of the 4,869 homes let there today. Dubai Hills Estate supply by year →73%Watch
7. Did earlier buyers gain?Up 83% for buyers 5 years ago; up 58% for launch buyers, before fees+83.3%Context

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

Rows marked 500 m cluster widen to the surrounding listings because the building itself had too few of that type.

At 1 bed, Park Heights II T1 has registered sale prices 10% below the Dubai Hills Estate median price per square foot of 2,362 AED, across 66 eligible buildings. It ranks 56th of 66 by price per square foot and 12th of 32 by gross yield in Dubai Hills Estate.

Ejari files Park Heights II’s leases under the project, not a tower, so every tower share one rent: the project figure above, counted once. Prices are each tower’s own registered sales.

• Sales and rents to
  2026-10-12 — Dubai Land Department and Ejari, trailing 12 months
  On record
• Sales evidence · 1 bed
  11 registered sales in 12 months
  On record
• Rental evidence · 1 bed
  90 new and 96 renewal contracts in 12 months · rent source: project (pooled)
  Read with care
• Service charge
  AED 20.78/sqft a year, 2026 owners-association budget; 5.3% yield after it. Confirm against the latest invoice.
  On record
• Project register
  Park Heights II: recorded complete 2020-03-31 · register data to 2026-07-06
  On record
• Developer
  Dubai Hills Estate · delivery record
  On record
• Short-term assumption
  Modelled at the published 70% occupancy on 37 listings seen; the dial above changes every short-term figure on this page
  Read with care
• Costs not included
  4% DLD transfer fee, agency fee, mortgage, vacancy, furnishing. Every yield is gross.
  Not in the yield

What is the rental yield in Park Heights II T1?

Park Heights II T1 returns 6.3% gross: a median new-contract rent of AED 86,000 a year (90 Ejari contracts in 12 months) over a price benchmark of AED 1.36M (median of 11 sales in the last 12 months, latest Aug 2026), before service charge, agency fees or vacant months.

How much does a 1 bedroom in Park Heights II T1 cost?

The median registered sale price is AED 1.36M (2,115 AED/sqft), from 11 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

What are apartments in Park Heights II T1 selling for right now?

Registered sales of ready units in Park Heights II T1 over the last 12 months have a median of 2,115 AED/sqft, across 11 sales. That uses the same trailing year as the rent and yield figures, requires at least five sales, and excludes off-plan. Floor, view and condition move a specific unit's price around it.

Have prices in Park Heights II T1 risen or fallen?

Median price per square foot moved -2.5% over the last 12 months against the 12 before it, on 11 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.

How does Park Heights II T1 compare with Dubai Hills Estate?

Its 6.3% gross yield sits +0.1 pts against the Dubai Hills Estate median of 6.2%, computed the same way at the same bedroom grain. Gross yield divides the median annual rent from new registered Ejari contracts starting in the last 12 months by the median price of the building's registered sales in the last 12 months (at least 3 sales) for the same bedroom type, with ready and off-plan sales counted alike.