What is the rental yield in 11 Hills Park?

No gross yield is published for 11 Hills Park as of 2026-10-12: no rental contract is registered for it yet. In the last 12 months it had 44 registered sales and 0 new Ejari contracts; a published yield needs at least 5 new contracts and 3 sales. The Dubai Science Park median is 7.7% gross.

How much does a studio in 11 Hills Park cost?

The median registered sale price is AED 794,430 (1,632 AED/sqft), from 44 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

Have prices in 11 Hills Park risen or fallen?

Median price per square foot moved +13.6% over the last 12 months against the 12 before it, on 44 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.

How many apartments change hands in 11 Hills Park?

44 sales were registered with the Dubai Land Department in the last 12 months. Every median on this page rests on those counts.

Which metro station is closest to 11 Hills Park?

First Abu Dhabi Bank Metro Station, per the Dubai Land Department's own nearest-landmark fields. The nearest mall is Mall of the Emirates.

11 Hills Park

Under construction · 26% built · handover Q1 2027
26 floors
8 lifts
705 parking bays
2 pools

A studio in 11 Hills Park costs a median AED 794,430.

Satellite view of 11 Hills Park, Dubai Science Park, Dubai, centred on its registered pin. Apple Maps. — Satellite view of the registered pin · Apple Maps

Satellite view of the Dubai Science Park district around 11 Hills Park, with roads and landmarks named. Apple Maps.

Street map around 11 Hills Park, Dubai Science Park, centred on its registered pin. Apple Maps.

Studio · typical price

794,430AED

AED 1,632/sqft · +13.6% on a year

vs Dubai Science Park: 14% below the median

Cost to buy, all inAED 847,090

Price: AED 794,430
DLD fee 4%: AED 31,777
Agent 2% + VAT: AED 16,683
Trustee: AED 4,200

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Ask about 11 Hills Park →

Is 11 Hills Park a good investment?Prices rising; lots of new supply is coming; no record of the yield and the rent trend

Does it pay a good rent?No Ejari lease registered here in 12 months, so any yield quoted is an estimateNo record
Is it easy to let?None of the 558 units signed an annual lease in 12 months: owner-occupied, holiday homes or a hotel pool0%
Are rents going up?No lease registered in 12 months, so no rent trend to readNo record
Are prices going up?Studio: AED 1,436/sqft a year ago, 1,632 now+13.6%Strength
How fast do fees pay back?AED 52,660 in fees to buy a studio: DLD 4%, agent 2% plus VAT, trusteeAED 52,660
Can I sell easily?54 sales in 12 months, 10% of the tower (169 the year before)54Fair
Is a lot being built nearby?4,059 apartments are planned in Dubai Science Park from 2026 to 2028, equal to 3.1 times the 1,302 homes let there today. A further 1,954 are past their planned date. Dubai Science Park supply by year →312%Watch
Did earlier buyers gain?Up 14% for launch buyers, before fees+14.0%Context

Readings use published thresholds · studio figures, the most traded type · Data to 12 Oct 2026

Check an asking price →How each reading works →

11 Hills Park prices and rents by unit typeA studio costs about AED 794,430

Type	Median price	Gross yield	New rent	12-month change	Sales
Studio468 units · 488 sqft	AED 794,4301,632/sqft		not yet let	not yet let	+13.6%	44
1 bed90 units · 824 sqft	AED 1.46M1,751/sqft		not yet let	not yet let	+21.5%	10

Appreciation, rental income and short-term detail, by unit type

Appreciation

Studio · price per sqft · Dubai Science Park · area median AED 1,898/sqft

12-month change: +13.6%
vs area median: -14.0%
Rank by price per sqft: 11th of 16

Read with care

No rental contracts are registered here yet, so there is no yield and the prices are launch pricing — a pre-handover building. Price growth from launch is not comparable with a let building's.

Price history and sales

As filed with the Land Department — data to 2026-10-12.

Median price paid, Studio, as a rolling 3-month median. The band along the bottom is the number of records each month.

Did earlier buyers gain?

Median paid per sqft, all types, against today’s 1,643 · before fees

Launch, 2024–26: 1,442; +14%; 173 sales
Previous 12 months: 1,442; +14%; 169 sales
Last 12 months: 1,643; today; 54 sales

The change is what a buyer at each median would be up or down at today’s median. A shift in the unit mix can move a median without any unit changing price.

No resales match the last 12 months. Try another transaction type, bedroom type or period.

Comparables in Dubai Science Park

Every Dubai Science Park building with a page, ranked by price per sqft over the same 12 months, all unit types. 11 Hills Park places 11th of 22; the nearest 8 are shown.

Rank	Building	Median price	Gross yield	12-month change	Sales
7	Saas Hills4% · Q1 2027 · off-plan 1,753/sqft	AED 1.76M	1,759+7.1%	—	+0.5%	207
8	Three Towers B-2	AED 2.00M	1,698+3.3%	—	+4.0%	24
9	Binghatti Hillviews33% · Q2 2026 · off-plan 1,663/sqft	AED 990,000	1,657+0.8%	—	-0.3%	401
10	Empire Livings0% · Q4 2027 · off-plan 1,670/sqft	AED 1.10M	1,648+0.3%	—	-3.2%	66
11	11 Hills Park · this building26% · Q1 2027 · off-plan 1,479/sqft	AED 807,190	1,643	—	+14.0%	54
12	Vincitore Aqua Dimore2% · off-plan 1,606/sqft	AED 1.20M	1,634-0.6%	5.4%	+1.0%	118
13	Three Towers A-1	AED 2.49M	1,582-3.7%	—	-12.6%	8
14	Skyhills Residences - 1Cancelled · off-plan 1,500/sqft	AED 1.00M	1,566-4.7%	7.0%	+4.0%	28
15	Skyhills Residences - 2Cancelled · off-plan 1,381/sqft	AED 975,000	1,450-11.8%	7.2%	+5.7%	25

Rank 1 is the dearest per square foot. Differences are against 11 Hills Park (AED 1,643/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At studio, 11 Hills Park has registered sale prices 14% below the Dubai Science Park median price per square foot of 1,898 AED, across 16 eligible buildings. It ranks 11th of 16 by price per square foot in Dubai Science Park.

Market context in Dubai Science Park

Registered sales activity

177 ready apartment sales in the 12 months to 2026-10-12.

-6.0% in median AED/sqft versus the preceding year, supported by 177 current and 224 prior price observations.

Explore sales activity

Planned apartment projects

1,541 known registered units across 3 pending projects planned within one year of the 2026-07-06 register.

2 projects had already passed their planned date; 2 have unknown timing.

Explore planned supply

Supply against leasing, and same-building moves

4,059 apartments are planned in Dubai Science Park from 2026 to 2028, equal to 3.1 times the 1,302 homes let there today.

How these are counted

Find service-charge budget evidence for 11 Hills Park

Direct locality, all apartment bedroom types. Area context is not building performance. Planned dates are relative to the register date, not a delivery forecast; project unit counts can include mixed uses. Sales activity is not time on market or occupancy.

About 11 Hills Park

11 Hills Park is an under-construction (26% built) apartment building in Dubai Science Park. 223 sales are registered with the Dubai Land Department.

Pinned from Google's place record for the registered name.Open in Google Maps

The building, as registered

Floors: 26
Lifts: 8
Parking bays: 705
Pools: 2

Drive times · typical

Downtown: 19 min · 18 km
DXB Airport: 21 min · 27 km
DIFC: 17 min · 22 km
Dubai Marina: 16 min · 16 km
Palm Jumeirah: 23 min · 19 km

Nearest, as registered

Metro: First Abu Dhabi Bank Metro Station
Mall: Mall of the Emirates
Landmark: Motor City

11 Hills Park: AED 1,643 per sq ft, level with the median Dubai Science Park building

The building's own figures against its area's registered market, last twelve months.

Price per sq ft

Median registered sale price, AED per sq ft, last 12 months

11 Hills ParkAED 1,643
Dubai Science Park, readyAED 1,391
Dubai Science Park, off-planAED 1,767
Dubai, readyAED 1,421

Dark: this building. Grey: the area's ready and off-plan medians, and Dubai's ready median. Source: DLD registered sales.

Upcoming supply in Dubai Science Park, by handover quarter

Nearby in Dubai Science Park

Every building in Dubai Science Park →

Prices per sq ft around 11 Hills Park, on the map

Pills show median sale price, AED. 15 buildings pinned from Google place records and Apple geocoding · 11 Hills Park is the inverted pinOpen in Apple Maps

Vincitore Aqua Dimore

Dubai Science Park · 118 sales, 12 months

1.20M

AED, resale median · 1,634/sqft

Bella Rose

Dubai Science Park · 41 sales, 12 months

600,000

AED, resale median · 1,355/sqft

Opalz By Danube - Tower 2

Dubai Science Park · 30 sales, 12 months

775,000

AED, resale median · 1,423/sqft

Skyhills Residences - 1

Dubai Science Park · 28 sales, 12 months

1.00M

AED, resale median · 1,566/sqft

Before you decide

The facts that can change the return, each with the date it rests on.

Sales and rents to
2026-10-12 — Dubai Land Department and Ejari, trailing 12 months
On record
Sales evidence · Studio
44 registered sales in 12 months
On record
Rental evidence · Studio
No Ejari contract registered: not yet let
Read with care
Service charge
Not on file, so the yield is gross. Current approved budgets are in DLD's Service Charge Index (Mollak), by project.
Not on record
Project register
11 Hills Park: not recorded complete, 26.31% built, planned 2027-03-31 · register data to 2026-07-06
On record
Building record
DLD building record · data to 2026-10-13
On record
Costs not included
4% DLD transfer fee, agency fee, mortgage, vacancy, furnishing. Every yield is gross.
Not in the yield

Rent or buy

What owning a studio here costs against renting it, at stated assumptions you can change.

Monthly cost of owning against renting, with your own deposit and rate

Prefilled from 11 Hills Park’s median sale price and annual rent, with the fees and growth rates listed in the breakdown as of 2026-09-17. Change any figure.

Purchase price, AED

Annual rent, AED

Down payment, %

Residency

More assumptions

Interest rate, % a year

Term, years

Horizon, years

Annual service charge, AED

The site does not hold this building’s service charge; type yours to include it. Residency sets the default down payment: typical bank floor, not a rule.

Monthly mortgage: —; 4.5% over 25 years
Monthly rent: —
Cash needed at purchase: —

Enter a price, a rent, a rate, a term and a horizon to model the comparison.

Ask about 11 Hills Park

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Common questions

What is the rental yield in 11 Hills Park?: No gross yield is published for 11 Hills Park as of 2026-10-12: no rental contract is registered for it yet. In the last 12 months it had 44 registered sales and 0 new Ejari contracts; a published yield needs at least 5 new contracts and 3 sales. The Dubai Science Park median is 7.7% gross.
How much does a studio in 11 Hills Park cost?: The median registered sale price is AED 794,430 (1,632 AED/sqft), from 44 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
Have prices in 11 Hills Park risen or fallen?: Median price per square foot moved +13.6% over the last 12 months against the 12 before it, on 44 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.
How many apartments change hands in 11 Hills Park?: 44 sales were registered with the Dubai Land Department in the last 12 months. Every median on this page rests on those counts.
Which metro station is closest to 11 Hills Park?: First Abu Dhabi Bank Metro Station, per the Dubai Land Department's own nearest-landmark fields. The nearest mall is Mall of the Emirates.

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11 Hills Park sale record

Record type: Building-level property market record
Data date: 2026-10-12 · refreshed 2026-10-14
Evidence base: 44 registered sales in the last 12 months for the default unit type
Sources: Dubai Land Department sale transactions and Ejari rental contracts
Canonical record: /sale/apartments/dubai/dubai-science-park/11-hills-park
Method: Definitions and calculations

Cite as: Dubai Wealth Index. “11 Hills Park sale prices and yield.” Dubai Science Park, Dubai. Data to 2026-10-12. https://dubaiwealthindex.com/sale/apartments/dubai/dubai-science-park/11-hills-park

Stable dataJSON