Vida Residences 3 & 4 - The Hills

1. Does it pay a good rent?4.5% gross, 3.8% after the service charge (Dubai median 6.8%)4.5%Watch
2. Are rents going up?New 3 bed leases: AED 272,500 a year ago, AED 245,000 now (pooled across the project)-10.1%
3. Are prices going up?3 bed: AED 2,866/sqft a year ago, 2,852 now-0.5%Fair
4. How fast do fees pay back?AED 336,650 in fees to buy a 3 bed; net rent covers it in 1.6 years1.6 yrsFair
5. Can I sell easily?14 sales in 12 months (17 the year before)14
6. Did earlier buyers gain?Up 82% for buyers 5 years ago; up 85% for launch buyers, before fees+82.4%Context

14 resales in the last 12 months, against 19 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 3 bed, Vida Residences 3 & 4 - The Hills has registered sale prices 26% above the The Greens median price per square foot of 2,257 AED, across 9 eligible buildings.

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.

• Sales and rents to
  2026-10-12 — Dubai Land Department and Ejari, trailing 12 months
  On record
• Sales evidence · 3 bed
  6 registered sales in 12 months
  On record
• 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; 3.8% 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

What is the rental yield in Vida Residences 3 & 4 - The Hills?

Vida Residences 3 & 4 - The Hills returns 4.5% gross: a median new-contract rent of AED 245,000 a year (30 Ejari contracts in 12 months) over a price benchmark of AED 5.45M (median of 6 sales in the last 12 months, latest Jul 2026), before service charge, agency fees or vacant months.

How much does a 3 bedroom in Vida Residences 3 & 4 - The Hills cost?

The median registered sale price is AED 5.45M (2,852 AED/sqft), from 6 Dubai Land Department sales in the last 12 months. This is a price paid, not an asking price.

What are apartments in Vida Residences 3 & 4 - The Hills selling for right now?

Registered sales of ready units in Vida Residences 3 & 4 - The Hills over the last 12 months have a median of 2,852 AED/sqft, across 6 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 Vida Residences 3 & 4 - The Hills risen or fallen?

Median price per square foot moved -0.5% over the last 12 months against the 12 before it, on 6 sales with a price per square foot. On a sample this size, read the direction rather than the exact figure.

How does Vida Residences 3 & 4 - The Hills compare with The Greens?

Its 4.5% gross yield sits +1.0 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.