What is the rental yield in Vida Residences 1 & 2 - The Hills?

Vida Residences 1 & 2 - The Hills returns 5.9% gross: a median new-contract rent of AED 172,265 a year (46 Ejari contracts in 12 months) over a price benchmark of AED 2.90M (median of 7 sales in the last 12 months, latest Jun 2026), before service charge, agency fees or vacant months.

How much does a 2 bedroom in Vida Residences 1 & 2 - The Hills cost?

The median registered sale price is AED 2.90M (2,031 AED/sqft), from 7 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

What are apartments in Vida Residences 1 & 2 - The Hills selling for right now?

Registered sales of ready units in Vida Residences 1 & 2 - The Hills over the last 12 months have a median of 2,031 AED/sqft, across 7 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.

How does Vida Residences 1 & 2 - The Hills compare with The Greens?

Its 5.9% gross yield sits +0.3 pts against the The Greens median of 5.7%, 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 2 bedroom in Vida Residences 1 & 2 - The Hills?

The median new annual rent is AED 172,265, from 46 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.

Vida Residences 1 & 2 - The Hills

Completed 2019
Master developer Emaar Properties

A 2 bed in Vida Residences 1 & 2 - The Hills costs a median AED 2.90M, rents long-let for AED 172,265/yr (5.9% gross), and returns 7.1% short-term at the assumed 70% occupancy.

Satellite view of Vida Residences 1 & 2 - 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 Residences 1 & 2 - The Hills, with roads and landmarks named. Apple Maps.

Street map around Vida Residences 1 & 2 - The Hills, The Greens, centred on its registered pin. Apple Maps.

2 bed · typical price

2.90MAED

AED 2,031/sqft

Rent a year: AED 172,265
Yield after service charge: 5.0%
vs The Greens: 17% above the median

Cost to buy, all inAED 3.08M

Price: AED 2.90M
DLD fee 4%: AED 116,000
Agent 2% + VAT: AED 60,900
Trustee: AED 4,200

Fees repaid by net rent15 months

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Is Vida Residences 1 & 2 - The Hills a good investment?Prices are slipping

Does it pay a good rent?5.9% gross, 5.0% after the service charge (Dubai median 6.8%)5.9%Fair
Are rents going up?New 2 bed leases: AED 180,000 a year ago, AED 172,265 now (pooled across the project)-4.3%
Are prices going up?All types: AED 2,253/sqft a year ago, 2,141 now-5.0%Watch
How fast do fees pay back?AED 181,100 in fees to buy a 2 bed; net rent covers it in 1.3 years1.3 yrsFair
Can I sell easily?11 sales in 12 months (14 the year before)11
Did earlier buyers gain?Up 69% for buyers 5 years ago; up 57% for launch buyers, before fees+68.9%Context

Readings use published thresholds · 2 bed figures, the most traded type · Data to 12 Oct 2026

Check an asking price →How each reading works →

Vida Residences 1 & 2 - The Hills prices and rents by unit typeA two-bed costs about AED 2.90M and rents for about AED 172,265 a year

Type	Median price	New rent	12-month change	Sales
1 bed	AED 2.20M2,502/sqft	pooled rent, not per building	pooled rent, not per building	under 5 sales in a year	1
2 bed	AED 2.90M2,031/sqftlaunch 1,236 +64.3%	5.9%+0.3 pts	AED 172,26546 contracts	no prior year	7
3 bed	AED 5.75M2,902/sqft	pooled rent, not per building	pooled rent, not per building	under 5 sales in a year	2
4+ bed	AED 11.00M3,436/sqft	pooled rent, not per building	pooled rent, not per building	under 5 sales in a year	1

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

Appreciation

2 bed · price per sqft · The Greens · area median AED 1,735/sqft

5 years: +62.0% · +10.1%/yr
vs area median: +17.1%
Rank by price per sqft: 7th of 29
Off-plan price gain, 2013–2018: +62.8% · +4.8%/yr

Rental income

2 bed · The Greens

Gross yield: 5.9%
Median new rent: AED 172,265/yr
Yield vs area median: +0.3 pts
Yield vs Dubai (6.8%): -0.8 pts
Renewal rent: AED 169,000/yr

Short-term income

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

Modelled yield at 70% occupancy: 7.1%
Median nightly rate: AED 1,065
Net revenue: AED 205,983/yr
vs long-let rent: 1.2×
Listings seen: 4+

Read with care

Rental data covers the whole The Hills project, not this tower alone.

Price history and sales

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

Median price paid, 2 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 2,141 · before fees

Launch, 2013–18: 1,365; +57%; 279 sales
5 years ago: 1,268; +69%; 21 sales
3 years ago: 1,773; +21%; 23 sales
Previous 12 months: 2,253; −5%; 14 sales
Last 12 months: 2,141; today; 11 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.

11 resales in the last 12 months, against 20 a year on average over 2023–2025.

Date	Type	Sqft	Price
17 Jun 2026	2 bed	1,268	AED 2,850,000	2,247
23 Apr 2026	3 bed	2,175	AED 6,400,000	2,942
27 Feb 2026	2 bed	1,785	AED 3,450,000	1,933
26 Feb 2026	2 bed	1,443	AED 2,900,000	2,010
26 Feb 2026	4+ bed	3,201	AED 11,000,000	3,436
23 Feb 2026	2 bed	1,268	AED 2,650,000	2,089
10 Feb 2026	2 bed	1,284	AED 2,750,000	2,141
2 Feb 2026	1 bed	879	AED 2,200,000	2,502
4 Dec 2025	2 bed	1,440	AED 2,925,000	2,031
10 Nov 2025	3 bed	1,782	AED 5,100,000	2,862

11 resales in the last 12 months.

Short-term rates around Vida Residences 1 & 2 - 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	1,0650.75/sqft	AED 205,983	AED 172,265	1.2×	7.1%
3 bed500 m cluster · 3+ listings seen	1,6410.83/sqft	AED 321,055	AED 245,000	1.3×	—
4+ bed500 m cluster · 3+ listings seen	2,2540.70/sqft	AED 432,939	AED 712,500	0.6×	—

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 Residences 1 & 2 - The Hills places 10th of 54; the nearest 8 are shown.

Rank	Building	Median price	Gross yield	12-month change	Sales
6	Gr PanoramaCompleted 2015 · off-plan 1,062/sqft	AED 3.34M	2,380+11.2%	4.9%	+18.2%	6
7	Links Canal	AED 1.06M	2,368+10.6%	—	+15.0%	10
8	The Fairways West Tower	AED 2.00M	2,213+3.3%	—	+1.5%	13
9	The Fairways North Tower	AED 2.22M	2,179+1.8%	—	+6.9%	13
10	Vida Residences 1 & 2 - The Hills · this buildingCompleted 2019 · off-plan 1,382/sqft	AED 2.92M	2,141	5.9%	-5.0%	11
11	Golf Towers T1	AED 2.80M	2,1400.0%	—	+11.4%	6
12	Links Golf	AED 1.77M	2,082-2.7%	—	—	5
13	Links East T2	AED 2.45M	2,016-5.8%	—	-1.4%	11
14	TnaroCompleted 2010 · off-plan 1,450/sqft	AED 2.65M	1,989-7.1%	3.4%	+1.5%	22

Rank 1 is the dearest per square foot. Differences are against Vida Residences 1 & 2 - The Hills (AED 2,141/sqft); yields need a publishable price and are blank where the recorded prices are share transfers.

At 2 bed, Vida Residences 1 & 2 - The Hills has registered sale prices 17% above the The Greens median price per square foot of 1,735 AED, across 29 eligible buildings. It ranks 7th of 29 by price per square foot in The Greens.

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 Residences 1 & 2 - 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	—2 sales, too few	—	AED 172,265project pool	—
Vida B - The Hills	—1 sale, too few	—	AED 172,265project pool	—
Vida Residences 1 & 2 - The Hills · this building	AED 2.90M7 sales	2,031	AED 172,265project pool	5.9%
Vida Residences 3 & 4 - The Hills	AED 2.91M3 sales	1,883	AED 172,265project pool	5.9%

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 172,26546 contracts	AED 2.92M13 sales	2,089	5.9%
All of The Greensevery building, in a project or not	AED 160,000203 contracts	AED 2.50M175 sales	1,804	6.4%

Medians of registered sales and new Ejari leases in the 12 months to 12 Oct 2026, pooled across each development’s towers at 2 bed. A median needs 3 rows; a dash with a count means fewer.

About Vida Residences 1 & 2 - The Hills

Vida Residences 1 & 2 - The Hills is an apartment building completed in 2019 by Emaar Properties in The Greens. 199 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 Residences 1 & 2 - The Hills: AED 2,141 per sq ft, 20% above the median The Greens building, and a 5.9% gross yield, above the area's median 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

Vida Residences 1 & 2 - The HillsAED 2,141
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 Residences 1 & 2 - The HillsThe Greens median building

The Greens5.9% 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 Residences 1 & 2 - The Hills, on the map

Pills show median sale price, AED. 42 buildings pinned from Google place records and Apple geocoding · Vida Residences 1 & 2 - 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 A - The Hills

The Greens · 5 sales, 12 months

7.30M

AED, resale median · 2,705/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 · 2 bed
7 registered sales in 12 months
On record
Rental evidence · 2 bed
46 new and 52 renewal contracts in 12 months · rent source: project (pooled)
Read with care
Service charge
AED 19.56/sqft a year, 2026 owners-association budget; 5.0% 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 4 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 2 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 Residences 1 & 2 - 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: 12,895AED; 4.5% over 25 years
Monthly rent: 14,355AED; AED 172,265 a year
Cash needed at purchase: 793,100AED; 20% down plus AED 213,100 in fees

Owning costs AED 604,111 less than renting over 5 years, once the sale is counted.

Buying overtakes renting in year 2.

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 Residences 1 & 2 - The Hills?: Vida Residences 1 & 2 - The Hills returns 5.9% gross: a median new-contract rent of AED 172,265 a year (46 Ejari contracts in 12 months) over a price benchmark of AED 2.90M (median of 7 sales in the last 12 months, latest Jun 2026), before service charge, agency fees or vacant months.
How much does a 2 bedroom in Vida Residences 1 & 2 - The Hills cost?: The median registered sale price is AED 2.90M (2,031 AED/sqft), from 7 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.
What are apartments in Vida Residences 1 & 2 - The Hills selling for right now?: Registered sales of ready units in Vida Residences 1 & 2 - The Hills over the last 12 months have a median of 2,031 AED/sqft, across 7 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.
How does Vida Residences 1 & 2 - The Hills compare with The Greens?: Its 5.9% gross yield sits +0.3 pts against the The Greens median of 5.7%, 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 2 bedroom in Vida Residences 1 & 2 - The Hills?: The median new annual rent is AED 172,265, from 46 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.

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