An apartment in Dubai Hills Estate rents for a median of AED 115,000 a year, a villa for AED 290,000. This is the median across 2,314 new residential lease contracts registered in the estate from January to July 2026. Almost all contracts are for one year. This guide brings together apartment rents by size and rents for two- to seven-bedroom villas, medians by building and community, rent as a share of purchase price, Ejari registration rules and the limit on renewal increases.
- What it is.
- Apartment and villa rents in Dubai Hills Estate, based on contracts registered from January to July 2026
- What it costs.
- The median annual rent is AED 70,000 for an apartment up to 50 sq m and AED 275,000 for one of at least 160 sq m; AED 250,000 for a three-bedroom villa and AED 300,000 for a four-bedroom villa
- What to bear in mind.
- Lease contracts are registered in Ejari, and renewal increases are limited by Decree No. 43 and the rental index
How the figures were calculated: 2,314 contracts from January to July 2026
The analysis includes new residential lease contracts from the Dubai Land Department's (DLD) open registry. It excludes renewals, counting only initial contract registrations. The period covered is January to July 2026. Contracts from August and September are not included.
Over those seven months, 188,466 new residential lease contracts were registered in Dubai. In the rental registry, all of Dubai Hills Estate is recorded as one area: Hadaeq Sheikh Mohammed Bin Rashid. It contains 2,346 contracts.
Of these, 32 contracts for MAG EYE Phase 1 were excluded. This development is in Meydan, in District 7, outside the estate boundary. The calculation therefore contains 2,314 contracts: 1,711 apartments, 601 villas and two contracts of other types.
The annual contract value is used throughout. In 189 contracts, it differs from the total contract value. The registry gives no building name for 407 contracts. They are included in the overall figures and shown as a separate row in the building tables.
The median. This is the median: half the contracts are cheaper and half more expensive. The middle half of contracts, from the 25th to the 75th percentile, is shown alongside it. The wider 10th-to-90th-percentile range contains eight out of ten contracts.
Extreme values. The lowest amounts are shown as recorded in the registry, for example AED 100 a year for an apartment. No outlier filtering was applied to rents. Rely on the median and range, and treat extreme values with caution.
Apartment rents by size: AED 70,000 to AED 275,000 a year
The rental registry does not state bedroom counts for apartments. The field is blank for all 139,909 Dubai apartments in the data extract. Apartments are therefore grouped here by size.
The median size of a rented apartment is 73 sq m. The smallest apartment in the contracts is 35.6 sq m, the largest 314 sq m. A tenth of contracts are for apartments up to 45 sq m, and another tenth are for apartments of 133 sq m or more.
Across all 1,711 apartments, the median is AED 115,000 a year. The middle half of contracts falls between AED 85,000 and AED 155,000. Eight out of ten contracts are between AED 70,000 and AED 220,000.
| Apartment size | Contracts | Median, AED per year | Middle half, AED | 10-90 %, AED | Highest contract value, AED |
|---|---|---|---|---|---|
| up to 50 sq m | 274 | 70 000 | 60 000-82 000 | 50 312-95 000 | 120 000 |
| 50-75 sq m | 613 | 95 000 | 85 000-110 000 | 80 000-125 000 | 249 600 |
| 75-110 sq m | 494 | 135 000 | 120 000-155 000 | 100 750-176 872 | 259 200 |
| 110-160 sq m | 229 | 205 000 | 175 000-250 000 | 155 000-285 000 | 457 297 |
| over 160 sq m | 101 | 275 000 | 225 000-365 000 | 195 000-400 000 | 470 000 |
Compact apartments up to 50 sq m. There are 274 contracts here, with a median of AED 70,000 a year. The middle half pays AED 60,000 to AED 82,000. The highest contract in this group is AED 120,000.
Apartments of 50-75 sq m. This is the most common size in the estate's contracts: 613 of 1,711. The median is AED 95,000 a year, with the middle half from AED 85,000 to AED 110,000. Eight out of ten contracts are between AED 80,000 and AED 125,000.
Apartments of 75-110 sq m. The median is AED 135,000 a year across 494 contracts. That is almost twice the cost of an apartment up to 50 sq m.
Large apartments. The 110-160 sq m category has 229 contracts, with a median of AED 205,000. In the over-160-sq-m category, 101 apartments were rented, with a median of AED 275,000; the middle half ranges from AED 225,000 to AED 365,000. The estate's most expensive apartment rental contract is AED 470,000 a year.
Studios. One contract in the estate is separately recorded as a studio: AED 63,000 a year for 37.95 sq m, with no building name. One more contract is recorded without a type: a 62.04 sq m apartment in Prive Residence for AED 100,000 a year.
The median apartment rent in Dubai Hills Estate is AED 115,000 a year. Half of contracts fall between AED 85,000 and AED 155,000.
Apartment rents by building: from Collective to Ellington House
The table lists buildings with at least five apartment rental contracts registered from January to July 2026. It does not include bedroom counts or sizes. The median for each building therefore depends on the mix of apartments rented there.
| Building | Contracts | Median, AED per year | Middle half, AED |
|---|---|---|---|
| Collective | 99 | 90 000 | 74 899-105 000 |
| Socio | 58 | 92 500 | 83 500-118 750 |
| Prive Residence | 34 | 94 000 | 85 384-110 000 |
| Collective 2.0 | 75 | 95 000 | 83 500-113 750 |
| Park Heights I | 45 | 98 000 | 85 000-115 000 |
| Golf Ville | 42 | 98 500 | 78 000-105 000 |
| Hills Park | 68 | 100 000 | 80 000-125 000 |
| Park Heights II | 86 | 105 000 | 85 000-136 500 |
| Park Ridge | 155 | 115 000 | 95 000-160 000 |
| Lime Gardens | 129 | 115 000 | 95 000-160 000 |
| The Grove by Iman | 15 | 120 000 | 70 000-217 500 |
| Parkside Views | 6 | 125 000 | 105 000-137 500 |
| Golf Grand | 88 | 131 625 | 103 750-156 250 |
| Park Horizon | 125 | 133 350 | 96 600-170 000 |
| Golf Suites | 22 | 135 714 | 96 250-212 500 |
| Park Field | 126 | 142 689 | 110 000-180 000 |
| Ellington House II | 39 | 145 000 | 125 000-273 750 |
| Park Point | 35 | 150 000 | 102 500-185 000 |
| Acacia at Park Heights | 60 | 170 000 | 128 229-210 045 |
| Mulberry at Park Heights | 102 | 185 000 | 151 250-240 000 |
| Ellington House | 24 | 272 500 | 168 750-293 750 |
| No building name | 276 | 80 000 | 60 000-120 000 |
Buildings with the lowest medians. Collective rents for a median of AED 90,000 a year across 99 contracts. It is followed by Socio at AED 92,500, Prive Residence at AED 94,000 and Collective 2.0 at AED 95,000. These four buildings recorded 266 contracts over seven months.
Buildings with the most contracts. Park Ridge has the most contracts, 155, with a median of AED 115,000. It is followed by Lime Gardens with 129 contracts, Park Field with 126 and Park Horizon with 125. Their medians range from AED 115,000 to AED 142,689 a year.
Buildings with the highest medians. Ellington House rents for a median of AED 272,500 a year across 24 contracts. Mulberry at Park Heights has a median of AED 185,000 across 102 contracts, and Acacia at Park Heights AED 170,000 across 60 contracts.
Wide ranges. In The Grove by Iman, the middle half of contracts runs from AED 70,000 to AED 217,500; in Ellington House II, from AED 125,000 to AED 273,750. Here, the building median says little about a specific apartment.
Villa rents by bedroom count: AED 160,000 to AED 2,100,000 a year
The rental registry gives bedroom counts for villas. Across all 601 villas, the median is AED 290,000 a year. The middle half of contracts falls between AED 230,000 and AED 450,000. Eight out of ten contracts are between AED 185,000 and AED 1,100,000.
| Bedrooms | Contracts | Median, AED per year | Middle half, AED | 10-90 %, AED |
|---|---|---|---|---|
| 2 | 43 | 160 000 | 155 000-185 000 | 145 000-200 000 |
| 3 | 198 | 250 000 | 207 750-350 000 | 190 000-430 000 |
| 4 | 227 | 300 000 | 256 344-417 500 | 233 000-577 000 |
| 5 | 107 | 620 000 | 305 000-1 075 000 | 263 000-1 947 000 |
| 6 | 23 | 2 100 000 | 1 673 856-2 800 000 | 1 404 859-3 891 421 |
| 7 | 3 | 1 994 460 | three contracts | AED 1,476,923 to AED 12,000,000 |
Two-bedroom villas. There are 43 contracts, with a median of AED 160,000 a year. All are recorded without a community name.
Three- and four-bedroom villas. These are the most common villas in the contracts: 198 and 227. The medians are AED 250,000 and AED 300,000 a year. The difference is AED 50,000.
Five-bedroom villas. The median is AED 620,000 across 107 contracts, with the middle half from AED 305,000 to AED 1,075,000. This category includes Maple villas with a median of AED 310,000 and Golf Place II villas with a median of AED 1,075,000.
Six- and seven-bedroom villas. There are 23 contracts for six-bedroom villas, with a median of AED 2,100,000 a year. There are three contracts for seven-bedroom villas: AED 1,476,923, AED 1,994,460 and AED 12,000,000 a year.
A four-bedroom villa in Dubai Hills Estate rents for a median of AED 300,000 a year, and a three-bedroom villa for AED 250,000.
Villa rents by community: Maple, Sidra, Golf Grove and Golf Place
The table lists communities with at least five contracts for a given bedroom count. Community names are recorded as they appear in the registry.
| Community | Bedrooms | Contracts | Median, AED per year | Middle half, AED |
|---|---|---|---|---|
| Maple 2 | 3 | 31 | 220 000 | 201 538-247 500 |
| Maple III | 3 | 29 | 230 000 | 210 000-270 000 |
| Maple | 3 | 23 | 240 000 | 212 500-260 000 |
| Maple | 4 | 50 | 260 000 | 240 000-300 000 |
| Maple 2 | 4 | 53 | 270 000 | 250 000-290 000 |
| Maple III | 4 | 43 | 270 000 | 250 000-300 000 |
| Maple 2 | 5 | 11 | 270 000 | 249 163-280 000 |
| Maple | 5 | 25 | 310 000 | 275 000-350 000 |
| Sidra 2 | 3 | 19 | 350 000 | 317 500-372 500 |
| Sidra 3 | 3 | 11 | 380 000 | 342 500-392 500 |
| Golf Grove | 3 | 20 | 400 000 | 353 750-423 700 |
| Golf Grove | 4 | 7 | 435 000 | 410 000-450 000 |
| Sidra | 4 | 24 | 440 000 | 399 101-511 250 |
| Club Villas at Dubai Hills | 3 | 12 | 440 000 | 396 469-517 500 |
| Sidra | 3 | 10 | 452 500 | 355 000-480 000 |
| Sidra 3 | 4 | 13 | 463 753 | 450 000-650 000 |
| Sidra 2 | 4 | 12 | 470 000 | 441 250-512 500 |
| Club Villas at Dubai Hills | 4 | 8 | 537 500 | 438 750-642 500 |
| Sidra | 5 | 17 | 620 000 | 508 200-750 000 |
| Sidra 2 | 5 | 5 | 700 000 | 600 000-850 000 |
| Golf Place II | 5 | 6 | 1 075 000 | 937 500-1 205 000 |
| Golf Place | 4 | 7 | 1 200 000 | 1 075 000-1 225 000 |
| Golf Place II | 6 | 7 | 1 745 308 | 1 500 000-2 050 000 |
| Fairway Vistas | 6 | 6 | 2 060 800 | 1 730 400-2 450 000 |
| Majestic Vistas | 6 | 7 | 3 500 000 | 2 925 000-4 744 638 |
Maple, Maple 2 and Maple III. These three communities account for 265 of the 601 contracts in the table. The median annual rent ranges from AED 220,000 to AED 240,000 for a 3-bedroom villa and from AED 260,000 to AED 270,000 for a 4-bedroom villa. For 5-bedroom villas, the median is AED 310,000 in Maple and AED 270,000 in Maple 2.
Sidra, Sidra 2 and Sidra 3. The median annual rent for a three-bedroom villa here is AED 350,000 to AED 452,500. For a four-bedroom villa, it is AED 440,000 to AED 470,000. For a five-bedroom villa, it is AED 620,000 in Sidra and AED 700,000 in Sidra 2.
Golf Grove and Club Villas at Dubai Hills. In Golf Grove, the median annual rent is AED 400,000 for a three-bedroom villa and AED 435,000 for a four-bedroom villa. In Club Villas at Dubai Hills, the median annual rent is AED 440,000 for a three-bedroom villa and AED 537,500 for a four-bedroom villa.
Golf Place, Fairway Vistas and Majestic Vistas. Rents here run into millions of dirhams. A four-bedroom villa in Golf Place rents for a median of AED 1,200,000 a year. In Golf Place II, the median is AED 1,075,000 for five-bedroom villas and AED 1,745,308 for six-bedroom villas. In Fairway Vistas, it is AED 2,060,800 for six-bedroom villas. Majestic Vistas has the highest median: AED 3,500,000 a year for a six-bedroom villa.
Yields: 5.1% for apartments and 5.3% for villas based on median prices
Yield is calculated simply: divide the median annual rent by the median purchase price. Purchase prices come from sale transactions in Dubai Hills Estate from January to September 2026.
Apartments. The median apartment price is AED 2,233,388 across 1,478 transactions after filtering. The median rent is AED 115,000 a year. AED 115,000 divided by AED 2,233,388 gives 5.1% a year.
Villas. The median villa price is AED 5,475,000 across 86 transactions. The median rent is AED 290,000 a year. AED 290,000 divided by AED 5,475,000 gives 5.3% a year.
| Type | Median purchase price, AED | Transactions | Median rent, AED per year | Lease contracts | Annual rent as a share of price |
|---|---|---|---|---|---|
| Apartment | 2 233 388 | 1 478 | 115 000 | 1 711 | 5,1 % |
| Villa | 5 475 000 | 86 | 290 000 | 601 | 5,3 % |
This is an estimate for the estate as a whole. It comes with three caveats.
Off-plan and completed. Apartment prices include 864 transactions in buildings under construction and 614 in completed buildings. The median price per square foot is AED 2,307 for completed apartments and AED 2,416 for off-plan apartments.
Different villa samples. There were 86 villa sales over nine months and 601 rental contracts over seven months. The villas included in these two figures are not the same.
Owner costs. These are not included in the calculation. The rent-to-price ratio here is calculated before any costs.
Purchase prices by bedroom count. The median price for a one-bedroom apartment was AED 1,729,999 across 650 transactions, AED 2,691,888 for a two-bedroom across 563 transactions, and AED 4,454,970 for a three-bedroom across 217 transactions. Studios had a median price of AED 900,000 across 12 transactions. Apartment rents cannot be calculated by bedroom count, so no yield by bedroom count is given here.
How to calculate it for your own apartment. Take the annual rent for a comparable apartment in the same building and divide it by the purchase price. Multiply by 100 to get the annual percentage.
The median apartment rent in Dubai Hills Estate delivers 5.1% of the purchase price a year, compared with 5.3% for villas. Owner costs are not included.
Tenancy contracts and Ejari registration
Tenancy-contract registration in Dubai is known as Ejari. Article 4 of Law No. 26 of 2007 requires all tenancy contracts and amendments to be registered with RERA. A dispute relating to an unregistered contract cannot be heard. The Land Department's Ejari service page links to ejari.gov.ae.
Contract length. Almost every contract in the area is for one year. The median term is 364 days, and 8 out of 10 contracts run from 364 to 365 days. The shortest contract in the area is 29 days and the longest is 1,824 days.
Payment. Unless payment dates are set out in the contract, rent is paid in 4 equal instalments in advance. Article 12 of Law No. 26 sets this out.
Security deposit. When the contract is signed, the landlord may take a deposit to safeguard the property. At the end of the contract, the landlord must return the deposit or its remaining balance. Article 20 of Law No. 26 sets this out. The law does not set a deposit amount.
Renewal and changes to terms. If the contract will not be renewed or its terms are changing, notice must be given at least 90 days before it ends. The parties may specify a different period in the contract. Article 14 of Law No. 26 sets this out.
A renewal dispute. If the parties cannot agree on renewal terms, the court sets the rent. It uses the average rent for comparable homes under RERA rules. Article 13 of Law No. 26 sets this out.
Eviction. The landlord must give the tenant at least 90 days' notice of the grounds for eviction. Article 25 of Law No. 26 sets this out.
A tenancy contract in Dubai is registered through Ejari. Without registration, a contract dispute cannot be heard.
Rent increases at renewal: Decree No. 43 and the Rental Index
The cap on a rent increase is set by Dubai Ruler's Decree No. 43 of 18 December 2013. It depends on how far the current rent sits below the market average.
| Rent below the market average | Maximum increase |
|---|---|
| less than 10% | no increase |
| 11-20% | up to 5% of the rent |
| 21-30% | up to 10% |
| 31-40% | up to 15% |
| more than 40% | up to 20% |
Where the average comes from. The market average is taken from Dubai's rental index, the Rent Index of the Emirate of Dubai. It is approved by RERA under Article 3 of the Decree. RERA also sets the increase rules under Law No. 26, Article 10.
Who it applies to. The Decree applies to all residential landlords in Dubai, including those in special development zones, free zones and DIFC. This is set out in Article 2 of the Decree. It took effect on the date of issue.
How to check the cap. The Land Department's Rental Index service calculates the permitted increase and the average rent. Enter the contract end date, property type, area, number of rooms and current annual amount. The service is available on the Land Department website, in Ejari, and in the Dubai REST and DubaiNow apps.
Smart index. In January 2025, the Land Department announced the Smart Rental Index. It is based on a building classification that considers technical systems, finishes and maintenance, as well as location and amenities. It covers all residential areas of Dubai, including special development zones and free zones.
Market scale. More than 900,000 tenancy contracts were registered in Dubai in 2024. That was 8% above the 2023 level.
Average rent for the area. There is no public list of Rental Index averages for Dubai Hills Estate. The service calculates an average for a specific contract: you enter the contract end date, property type, area, number of rooms and current annual amount.
If your rent is less than 10% below the index average, it cannot be increased at renewal.
How to let an apartment or villa in Dubai Hills Estate: the legal steps
A guide for residential landlords. Each step draws on Law No. 26 of 2007 and Decree No. 43.
- Find the price of comparable homes. For an apartment, compare the median for your building and floor area. For a villa, compare by community and bedroom count.
- Set payment dates in the contract. If none are stated, rent is paid in 4 equal instalments in advance.
- Agree on the deposit. The law does not set a deposit amount. At the end of the contract, the deposit is returned in full or less any balance due.
- Register the contract through Ejari. All tenancy contracts and amendments are registered with RERA. Without registration, a contract dispute cannot be heard.
- Mark the date 90 days before the contract ends. By then, you need to notify the tenant if the contract will not be renewed or its terms are changing.
- Check the Rental Index before renewal. The Rental Index service will calculate how much the rent may be raised under Decree No. 43.
If you rent your home. Check that the contract is registered through Ejari. Confirm the deposit amount and payment dates in the contract. If the landlord raises the rent at renewal, check the new amount against the Rental Index.
When the area sees the most new contracts
Number of new tenancy contracts in Dubai Hills Estate by month in 2026.
| Month in 2026 | New contracts |
|---|---|
| January | 379 |
| February | 298 |
| March | 191 |
| April | 203 |
| May | 277 |
| June | 446 |
| July | 520 |
March and April had the fewest contracts: 191 and 203. June and July had the most: 446 and 520. There were 379 contracts registered in January and 520 in July, an increase of 141 contracts. The count includes new contracts only, not renewals.
Things to keep in mind
Bedroom counts for apartments are unavailable. The tenancy register does not state the number of bedrooms for apartments. Apartment rents here are grouped by floor area and building.
Renewals are not visible. The count covers new contracts only. These figures do not show what tenants who renewed are paying.
August and September. Contracts for these 2 months are not included in the calculation.
Contracts without a building name. Of 2,314 contracts, 407 are not linked to any building. They include 276 apartments with a median annual rent of AED 80,000 and all 43 two-bedroom villas.
Outlying amounts. The register includes apartment contracts at AED 100 and AED 6,963 a year, and a contract for a three-bedroom villa at AED 10,000 a year. They are shown as recorded, without filtering.
Version of the law. The articles of Law No. 26 are quoted from the original 2007 text. It was amended by Law No. 33 of 2008. Check the current version before signing a contract.
Deposit amount. Law No. 26 does not set a deposit amount. Agree on it and put it in the contract.
Who it's for
| Who it suits | What the contracts show |
|---|---|
| For owners of compact apartments up to 50 m² | The median is AED 70,000 a year, with the middle half ranging from AED 60,000 to AED 82,000, across 274 contracts. |
| For owners of 50-75 m² apartments | The most common size in the area's contracts: 613 contracts, with a median annual rent of AED 95,000. |
| For owners of large apartments from 110 m² | The median is AED 205,000 for apartments of 110-160 m² and AED 275,000 for apartments of 160 m² and above. It is AED 185,000 at Mulberry at Park Heights and AED 272,500 at Ellington House. |
| For villa owners in Maple | The median rent for a three-bedroom villa ranges from AED 220,000 to AED 240,000, and from AED 260,000 to AED 270,000 for a four-bedroom villa. The table contains 265 contracts across Maple's 3 communities. |
| For anyone choosing between an apartment and a villa to let | At median prices, apartments return 5.1% a year and villas 5.3%, before the owner's costs. |
| For families renting a villa | Across the area, the median annual rent for a 3-bedroom villa is AED 250,000: AED 220,000 in Maple 2 and AED 452,500 in Sidra. |
| For anyone renting an affordable apartment | Collective has the lowest median at AED 90,000 a year, followed by Socio at AED 92,500 and Prive Residence at AED 94,000. |
| For tenants approaching renewal | Decree No. 43 and the Rental Index set the cap on an increase: if the rent is less than 10% below the average, there is no increase. |
Easy mistakes to avoid
- Not registering the contract through Ejari. Without registration, a contract dispute cannot be heard.
- Looking for apartment rents by bedroom count. The register does not show apartment bedroom counts. Compare apartments by floor area and building.
- Using the area median for your own building. The median annual rent at Collective is AED 90,000, compared with AED 185,000 at Mulberry at Park Heights. That is twice as much.
- Raising the rent without checking the index. The cap depends on how far the rent sits below the index average. If it is less than 10% below, there is no increase.
- Missing the 90-day deadline. Notice of non-renewal or a change in terms must be given at least 90 days before the contract ends, unless the contract specifies a different period.
- Relying on outlying amounts. Contracts at AED 100 and AED 12,000,000 a year appear in the register as recorded. Use the median and middle half of contracts as your guide.
At a glance
How much does it cost to rent an apartment in Dubai Hills Estate?
The median annual apartment rent is AED 115,000, based on 1,711 contracts from January to July 2026. An apartment up to 50 sq m rents for a median of AED 70,000 a year, 50-75 sq m for AED 95,000, 75-110 sq m for AED 135,000, 110-160 sq m for AED 205,000, and 160 sq m or more for AED 275,000.
How much does it cost to rent a villa in Dubai Hills Estate?
The median annual villa rent is AED 290,000, based on 601 contracts. For two-bedroom villas, it is AED 160,000; for three-bedroom villas, AED 250,000; for four-bedroom villas, AED 300,000; for five-bedroom villas, AED 620,000; and for six-bedroom villas, AED 2,100,000. A three-bedroom villa rents for a median AED 240,000 in Maple and AED 452,500 in Sidra.
What is an apartment's rental yield in Dubai Hills Estate?
The median apartment rent is AED 115,000 a year, while the median apartment sale price in transactions from January to September 2026 is AED 2,233,388. That is 5.1% a year before owner costs. For villas, it is 5.3%: AED 290,000 in rent against a price of AED 5,475,000.
Is Ejari registration required for a lease contract?
Yes. Under Article 4 of Law No. 26 of 2007, all lease contracts and their amendments must be registered with RERA. If a contract is not registered, a dispute under it will not be heard.
How much can a landlord raise the rent on renewal?
The limit is set by Decree No. 43 of 18 December 2013. If rent is less than 10% below the index average, there is no increase. If it is 11-20% below, the increase is up to 5%; 21-30%, up to 10%; 31-40%, up to 15%; more than 40%, up to 20%. The Dubai Land Department's Rental Index service calculates the permitted increase.
What security deposit is required when renting, and when is it returned?
Law No. 26 allows the landlord to take a security deposit when the contract is signed, to safeguard the property. At the end of the contract, the landlord must return the deposit or its balance. The law does not set the amount, so include it in the contract.
Find a home in Dubai Hills
The median annual rent for an apartment in Dubai Hills Estate is AED 115,000, and AED 290,000 for a villa.
Tell us what apartment or villa in Dubai Hills Estate you would like to let or rent.
