Quick answer: villas in Dubai Hills Estate sold for a median of about AED 8.6 million for 3 bedrooms, AED 10.2 million for 4 bedrooms, AED 19.7 million for 5 bedrooms and AED 41.9 million for 6 bedrooms in the 12 months to October 2026, based on Dubai Land Department registered sales. Entry-level villas in Sidra traded around AED 9-11 million, golf-side Golf Place and Palm Hills around AED 20-21 million, and the Fairway and Majestic Vistas mansions at AED 44-49 million. Gross rental yields ran at about 4.4-4.9%.
This page uses registered sales and rental contracts for villas in Dubai Hills Estate (official DLD area: Hadaeq Sheikh Mohammed Bin Rashid) – what buyers and tenants actually paid, not asking prices.
Dubai Hills Estate villa prices by community
| Villa community | Median sale price | Median AED per sq ft | Villa sales (12 months) |
|---|---|---|---|
| Sidra 1 | AED 9,350,000 | 2,742 | 30 |
| Sidra 3 | AED 10,100,000 | 3,048 | 23 |
| Park Gate | AED 10,780,000 | 2,096 | 6 |
| Sidra 2 | AED 11,070,000 | 3,203 | 27 |
| Club Villas at Dubai Hills | AED 13,100,000 | 3,901 | 3 |
| Golf Place 2 | AED 20,000,000 | 3,342 | 15 |
| Golf Place 1 | AED 20,500,000 | 3,582 | 12 |
| Palm Hills | AED 21,370,000 | 3,560 | 9 |
| Address Hillcrest | AED 23,420,000 | 2,267 | 16 |
| Parkway Vistas | AED 31,000,000 | 3,447 | 3 |
| Majestic Vistas | AED 44,350,000 | 3,999 | 6 |
| Fairway Vistas | AED 49,000,000 | 5,268 | 8 |
Source: Dubai Land Department registered villa sales via Homesae’s DLD market-data feed, 12 months to October 2026, read 30 October 2026. Communities with fewer than three sales are not listed. A median from under 10 sales can be moved by one plot or one renovated home; Park Gate figures include sales of units still under construction.
Dubai Hills villa prices and rents by bedroom count
| Villa | Median sale price | Median annual rent | Gross yield | Sales / rental contracts |
|---|---|---|---|---|
| 3 bedrooms | AED 8,600,000 | AED 380,000 | 4.4% | 29 / 188 |
| 4 bedrooms | AED 10,200,000 | AED 480,000 | 4.7% | 48 / 174 |
| 5 bedrooms | AED 19,650,000 | AED 956,000 | 4.9% | 56 / 113 |
| 6 bedrooms | AED 41,850,000 | AED 2,000,000 | 4.8% | 30 / 46 |
Registered villa sales and rental contracts, 12 months to October 2026. Gross yield = median rent / median price, before service charges, maintenance, vacancy and fees. Our prices and yields by area table shows a lower area-wide villa yield (about 3.2%) because it is computed per square foot across all villa transactions, where the largest homes weigh more.
How Dubai Hills villa prices are tiered
- Entry tier – Sidra 1, 2 and 3 and Park Gate (about AED 9-11 million). Mostly 3- to 5-bedroom family villas on standard plots, and the busiest part of the villa market with 80 registered sales in a year.
- Golf and park tier – Golf Place, Palm Hills, Club Villas (about AED 13-21 million). Larger homes facing the golf course or parks, at AED 3,300-3,900 per sq ft.
- Mansion tier – Fairway Vistas, Majestic Vistas, Parkway Vistas (about AED 31-49 million). Custom-scale mansions on the golf course; Fairway Vistas recorded the area’s highest median at about AED 5,270 per sq ft.
- Address Hillcrest (about AED 23 million) sits between the golf and mansion tiers.
Buying a villa in Dubai Hills: what to check
- Compare like for like. Same community, same villa type and bedroom count – the gap between a Sidra and a Golf Place villa is more than AED 10 million.
- Plot and orientation (golf-facing, park-facing, corner plot) explain most of the spread within a community.
- Budget for fees: the 4% DLD transfer fee is about AED 408,000 on a median 4-bedroom villa – see the full cost of buying in Dubai.
- Golden Visa: every villa in this range clears the AED 2 million threshold – see the Golden Visa through property.
For the wider community – schools, parks, the mall and apartment prices – see our Dubai Hills Estate guide. New villas in the community include Park Gate by Emaar.
Frequently asked questions
How much do villas cost in Dubai Hills Estate?
Median registered villa prices in the 12 months to October 2026 were about AED 8.6 million for 3 bedrooms, AED 10.2 million for 4, AED 19.7 million for 5 and AED 41.9 million for 6 bedrooms.
What is the cheapest villa community in Dubai Hills Estate?
Sidra 1 had the lowest median among active villa communities, at about AED 9.35 million (AED 2,742 per sq ft), followed by Sidra 3 and Park Gate at around AED 10-11 million.
What rental yield do Dubai Hills villas earn?
Gross yields by bedroom count were about 4.4% (3 bedrooms, median rent AED 380,000) to 4.9% (5 bedrooms, AED 955,640) on registered rents and sales over the 12 months to October 2026.
What are the most expensive villas in Dubai Hills Estate?
The golf-course mansions: Fairway Vistas (median about AED 49 million, AED 5,268 per sq ft) and Majestic Vistas (about AED 44 million) recorded the highest medians.
Where does this data come from?
From Dubai Land Department registered villa sales and rental contracts for Dubai Hills Estate, read through Homesae’s market-data feed on 30 October 2026. Homesae is a DLD-licensed brokerage, RERA ORN 55177.
