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

Vida A - The Hills returns 3.3% gross: a median new-contract rent of AED 245,000 a year (30 Ejari contracts in 12 months) over a price benchmark of AED 7.50M (median of 3 sales in the last 12 months, latest Feb 2026), before service charge, agency fees or vacant months.

How much does a 3 bedroom in Vida A - The Hills cost?

The median registered sale price is AED 7.50M (2,885 AED/sqft), from 3 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

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

Its 3.3% gross yield sits -0.2 pts against the The Greens median of 3.5%, 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.

What is the registered annual rent for a 3 bedroom in Vida A - The Hills?

The median new annual rent is AED 245,000, from 30 Ejari contracts in the trailing 12 months to 2026-10-12. These contracts cover the project, not this tower alone. Compare the same bedroom type; floor, view and condition can change an individual rent.

Have registered rents in Vida A - The Hills risen or fallen?

The median new annual rent changed -10.1% in the trailing 12 months against the previous 12, using 30 new Ejari contracts in the current period to 2026-10-12. Different homes can appear in the two periods; this is not the change on an individual tenancy.

Vida A - The Hills

Completed 2019
Master developer Emaar Properties

A 3 bed in Vida A - The Hills costs a median AED 7.50M, rents long-let for AED 245,000/yr (3.3% gross), and returns 4.0% short-term at the assumed 70% occupancy.

Satellite view of Vida A - The Hills, The Greens, Dubai, centred on its registered pin. Apple Maps. — Satellite view of the registered pin · Apple Maps

Satellite view of the The Greens district around Vida A - The Hills, with roads and landmarks named. Apple Maps.

Street map around Vida A - The Hills, The Greens, centred on its registered pin. Apple Maps.

3 bed · typical price

7.50MAED

AED 2,885/sqft

Rent a year: AED 245,000
Yield after service charge: 2.6%
vs The Greens: 28% above the median

Cost to buy, all inAED 7.96M

Price: AED 7.50M
DLD fee 4%: AED 300,000
Agent 2% + VAT: AED 157,500
Trustee: AED 4,200

Fees repaid by net rent29 months

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Is Vida A - The Hills a good investment?Prices rising; the rent pays below the Dubai median and fees take over two years of rent to repay

Does it pay a good rent?3.3% gross, 2.6% after the service charge (Dubai median 6.8%)3.3%Watch
Are rents going up?New 3 bed leases: AED 272,500 a year ago, AED 245,000 now (pooled across the project)-10.1%
Are prices going up?All types: AED 2,536/sqft a year ago, 2,705 now+6.7%Strength
How fast do fees pay back?AED 461,700 in fees to buy a 3 bed; net rent covers it in 2.4 years2.4 yrsWatch
Can I sell easily?5 sales in 12 months (5 the year before)5
Did earlier buyers gain?Up 72% for buyers 5 years ago; up 49% for launch buyers, before fees+71.8%Context

Readings use published thresholds · 3 bed figures, the most traded type · Data to 12 Oct 2026

Check an asking price →How each reading works →

Vida A - The Hills prices and rents by unit typeA three-bed costs about AED 7.50M and rents for about AED 245,000 a year

Type	Median price	Gross yield	New rent	12-month change	Sales
2 bed	AED 4.40M2,477/sqft		pooled rent, not per building	pooled rent, not per building	under 5 sales in a year	2
3 bed	AED 7.50M2,885/sqft		3.3%-0.2 pts	AED 245,00030 contracts	under 5 sales in a year	3

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

Appreciation

3 bed · price per sqft · The Greens · area median AED 2,257/sqft

vs area median: +27.8%
Off-plan price gain, 2014–2017: +45.6% · +3.6%/yr

Rental income

3 bed · The Greens

Gross yield: 3.3%
Median new rent: AED 245,000/yr
Yield vs area median: -0.2 pts
Yield vs Dubai (6.8%): -3.5 pts
Renewal rent: AED 256,125/yr
New tenants pay vs sitting (38 renewals): -4.3%

Short-term income

3 bed · 70% occupancy · 7-night stays · within 500 m

Modelled yield at 70% occupancy: 4.0%
Median nightly rate: AED 1,608
Net revenue: AED 303,565/yr
vs long-let rent: 1.2×
Listings seen: 3+

Read with care

Rental data covers the whole The Hills project, not this tower alone.
Thin sample — 3 sales in 12 months. Treat these figures as indicative.

Price history and sales

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

Median price paid, 3 bed, 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 2,705 · before fees

Launch, 2014–18: 1,810; +49%; 18 sales
5 years ago: 1,574; +72%; 4 sales
3 years ago: 2,194; +23%; 4 sales
Previous 12 months: 2,536; +7%; 5 sales
Last 12 months: 2,705; today; 5 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.

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

Date	Type	Sqft	Price
14 Sept 2026	2 bed	1,778	AED 4,000,000	2,250
27 Feb 2026	3 bed	2,906	AED 7,500,000	2,581
22 Jan 2026	2 bed	1,775	AED 4,800,000	2,705
1 Dec 2025	3 bed	2,530	AED 7,300,000	2,885
20 Nov 2025	3 bed	2,530	AED 9,700,000	3,834

5 resales in the last 12 months.

Short-term rates around Vida A - The Hills

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

Occupancy assumption70%

Type	Nightly, AED	Net revenue at 70%	Long-let rent	Uplift	Net yield
2 bed500 m cluster · 4+ listings seen	1,0650.60/sqft	AED 200,139	AED 172,265	1.2×	—
3 bed500 m cluster · 3+ listings seen	1,6080.62/sqft	AED 303,565	AED 245,000	1.2×	4.0%

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

Nightly rate through the year

Comparables in The Greens

Every The Greens building with a page, ranked by price per sqft over the same 12 months, all unit types. Vida A - The Hills places 2nd of 54; the nearest 5 are shown.

Rank	Building	Median price	Gross yield	12-month change	Sales
1	Vida B - The HillsCompleted 2019 · off-plan 1,925/sqft	AED 6.00M	3,085+14.1%	2.9%	+8.2%	5
2	Vida A - The Hills · this buildingCompleted 2019 · off-plan 1,764/sqft	AED 7.30M	2,705	2.4%	+6.7%	5
3	Golf HeightsCompleted 2026 · off-plan 2,176/sqft	AED 3.50M	2,542-6.0%	2.4%	+16.0%	41
4	The Fairways East Tower	AED 2.25M	2,529-6.5%	—	+22.4%	7
5	Vida Residences 3 & 4 - The HillsCompleted 2019 · off-plan 1,357/sqft	AED 3.78M	2,485-8.1%	4.6%	-0.5%	14
6	Gr PanoramaCompleted 2015 · off-plan 1,062/sqft	AED 3.34M	2,380-12.0%	4.9%	+18.2%	6

Rank 1 is the dearest per square foot. Differences are against Vida A - The Hills (AED 2,705/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 3 bed, Vida A - The Hills has registered sale prices 28% above the The Greens median price per square foot of 2,257 AED, across 9 eligible buildings.

Market context in The Greens

Registered sales activity

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

+8.1% in median AED/sqft versus the preceding year, supported by 473 current and 689 prior price observations.

Explore sales activity

Planned apartment projects

0 known registered units across 0 pending projects planned within one year of the 2026-07-06 register.

0 projects had already passed their planned date; 0 have unknown timing.

Explore planned supply

Supply against leasing, and same-building moves

0 apartments are planned in The Greens from 2026 to 2028, equal to 0% of the 3,763 homes let there today.

Ready prices per sqft fell in 17% of 30 buildings (counted once per bedroom type) in The Greens with sales in both years; the typical one moved +8.8%.

How these are counted

Find service-charge budget evidence for Vida A - The Hills

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.

The The Hills towers

4 towers in The Hills, at the bedroom type above.

The Hills, every type →

Tower	Price	AED/sqft	Rent a year	Gross yield
Vida A - The Hills · this building	AED 7.50M3 sales	2,885	AED 245,000project pool	3.3%
Vida B - The Hills	AED 7.10M3 sales	3,085	AED 245,000project pool	3.5%
Vida Residences 1 & 2 - The Hills	—2 sales, too few	—	AED 245,000project pool	—
Vida Residences 3 & 4 - The Hills	AED 5.45M6 sales	2,852	AED 245,000project pool	4.5%

Ejari files The Hills’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.

The Greens: every development at this type

Development	Rent a year	Price	AED/sqft	Gross yield
The Hills · this development4 towers · rent filed for the project	AED 245,00030 contracts	AED 5.88M14 sales	2,914	4.2%
All of The Greensevery building, in a project or not	AED 235,00067 contracts	AED 4.15M67 sales	2,179	5.7%

Medians of registered sales and new Ejari leases in the 12 months to 12 Oct 2026, pooled across each development’s towers at 3 bed. A median needs 3 rows; a dash with a count means fewer.

About Vida A - The Hills

Vida A - The Hills is an apartment building completed in 2019 by Emaar Properties in The Greens. 47 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

Service charge: AED 19.56/sqft a year · 2026 budget
Master developer: Emaar Properties

Drive times · typical

Downtown: 20 min · 20 km
DXB Airport: 25 min · 34 km
DIFC: 17 min · 23 km
Dubai Marina: 10 min · 4.4 km
Palm Jumeirah: 16 min · 11 km

Nearest, as registered

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

Vida A - The Hills: AED 2,705 per sq ft, 52% above the median The Greens building, and a 2.4% gross yield, in the bottom tenth of the area

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

Vida A - The HillsAED 2,705
The Greens, readyAED 1,849
The Greens, off-planAED 2,452
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.

Gross yield against the area's buildings

Axis: gross yield, % of price

Vida A - The HillsThe Greens median building

The Greens2.4% vs 4.0%

Line: the 10th to 90th percentile of 8 buildings in The Greens. Gross: before service charge, vacancy and fees. Sources: DLD, Ejari.

Nearby in The Greens

Every building in The Greens →

Prices per sq ft around Vida A - The Hills, on the map

Pills show median sale price, AED. 42 buildings pinned from Google place records and Apple geocoding · Vida A - The Hills is the inverted pinOpen in Apple Maps

Vida Residences 3 & 4 - The Hills

The Greens · 14 sales, 12 months

3.78M

AED, resale median · 2,485/sqft

Vida Residences 1 & 2 - The Hills

The Greens · 11 sales, 12 months

2.92M

AED, resale median · 2,141/sqft

Vida B - The Hills

The Greens · 5 sales, 12 months

6.00M

AED, resale median · 3,085/sqft

Golf Heights

The Greens · 41 sales, 12 months

3.50M

AED, resale median · 2,542/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 · 3 bed
3 registered sales in 12 months; thin, a single deal moves the median
Read with care
Rental evidence · 3 bed
30 new and 38 renewal contracts in 12 months · rent source: project (pooled)
Read with care
Service charge
AED 19.56/sqft a year, 2026 owners-association budget; 2.6% yield after it. Confirm against the latest invoice.
On record
Project register
The Hills: recorded complete 2019-04-15 · register data to 2026-07-06
On record
Developer
Emaar Properties · delivery record
On record
Short-term assumption
Modelled at the published 70% occupancy on 3 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

Rent or buy

What owning a 3 bed 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 Vida A - The Hills’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: 29,181AED; 4.5% over 25 years
Monthly rent: 20,417AED; AED 245,000 a year
Cash needed at purchase: 2,780,325AED; 30% down plus AED 530,325 in fees

Owning costs AED 677,664 less than renting over 5 years, once the sale is counted.

Buying overtakes renting in year 3.

Cumulative cost by year: renting (solid) against owning net of a sale that year (dashed), at the assumptions above.

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Common questions

What is the rental yield in Vida A - The Hills?: Vida A - The Hills returns 3.3% gross: a median new-contract rent of AED 245,000 a year (30 Ejari contracts in 12 months) over a price benchmark of AED 7.50M (median of 3 sales in the last 12 months, latest Feb 2026), before service charge, agency fees or vacant months.
How much does a 3 bedroom in Vida A - The Hills cost?: The median registered sale price is AED 7.50M (2,885 AED/sqft), from 3 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
How does Vida A - The Hills compare with The Greens?: Its 3.3% gross yield sits -0.2 pts against the The Greens median of 3.5%, 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.
What is the registered annual rent for a 3 bedroom in Vida A - The Hills?: The median new annual rent is AED 245,000, from 30 Ejari contracts in the trailing 12 months to 2026-10-12. These contracts cover the project, not this tower alone. Compare the same bedroom type; floor, view and condition can change an individual rent.
Have registered rents in Vida A - The Hills risen or fallen?: The median new annual rent changed -10.1% in the trailing 12 months against the previous 12, using 30 new Ejari contracts in the current period to 2026-10-12. Different homes can appear in the two periods; this is not the change on an individual tenancy.

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