Dubai Hills Estate off plan sells for only 9.3 per cent more per square foot than finished stock. Across Dubai the same gap is 20.7 per cent. That is the single most useful number in this piece, and it comes straight out of the Dubai Land Department register.
The other finding is the one nobody expects. The golf facing addresses are the cheapest of the three groups per square foot, not the dearest.
This is the follow up to our Dubai Hills liveability piece. There we counted people. Here we count money, project by project, using the 133 residential unit sales registered in Dubai Hills in August 2026.
What we counted, and what we threw out
The register carries Dubai Hills sales under two area labels, DUBAI HILLS and Hadaeq Sheikh Mohammed Bin Rashid. We read both. That gives 133 residential unit sales.
Then we screened out 8 of them. These are the rows below AED 500 per square foot. They are not market prices. A two bedroom apartment does not change hands for AED 52,448. These rows are transfers, share registrations and corrections that sit in the register alongside real sales, and leaving them in drags every average down. We are showing you exactly what we removed, because most published Dubai Hills price tables quietly include rows like these.
| Project | Registered value | Size | Per sq ft | Type |
|---|---|---|---|---|
| Collective 2.0 | AED 52,448 | 722 sq ft | AED 73 | 2 B/R |
| Collective 2.0 | AED 36,228 | 478 sq ft | AED 76 | 1 B/R |
| Collective 2.0 | AED 68,482 | 736 sq ft | AED 93 | 2 B/R |
| PARK RIDGE | AED 93,687 | 983 sq ft | AED 95 | 2 B/R |
| Collective 2.0 | AED 50,767 | 486 sq ft | AED 104 | 1 B/R |
| Collective 2.0 | AED 88,633 | 741 sq ft | AED 120 | 2 B/R |
| Collective | AED 93,190 | 491 sq ft | AED 190 | 1 B/R |
| Golf Grand | AED 442,036 | 1,077 sq ft | AED 411 | 2 B/R |
For scale, AED 500 per square foot sits between the first and second percentile of every residential unit sale in Dubai last month. Only 1.65 per cent of Dubai unit sales fall below it. In Dubai Hills it was 6.0 per cent, which is a higher share than the city, and worth knowing if you are reading a Dubai Hills price average somebody else produced.
Everything below is the remaining 125 sales. Median AED 2,233,888, median size 990 sq ft, median AED 2,231 per square foot. Total registered value AED 334,916,778.
The off plan premium is less than half the Dubai number
| Basis | Sales | Median price | Per sq ft |
|---|---|---|---|
| Dubai Hills, ready | 89 | AED 2,150,000 | AED 2,192 |
| Dubai Hills, off plan | 36 | AED 2,284,444 | AED 2,397 |
| Dubai Hills gap | 9.3% | ||
| All Dubai, ready | 2,594 | AED 1,446 | |
| All Dubai, off plan | 7,362 | AED 1,746 | |
| All Dubai gap | 20.7% |
Read that carefully, because it cuts both ways.
If you are buying off plan in Dubai Hills, you are paying a small premium by Dubai standards. Elsewhere in the city you hand over about 20.7 per cent more per square foot for something you cannot walk through. Here it is about 9.3 per cent. The entry cost of new stock is unusually close to the cost of finished stock.
If you are buying off plan expecting a resale jump on handover, that gap is also your warning. A narrow launch discount means less room between what you paid and what the finished market pays. In a community where resale is already thin, that matters.
Off plan was 36 of the 125 sales, 29 per cent of the month. The off plan units are also bigger, 1,067 sq ft against 986 sq ft for ready.
Project by project
37 named projects traded in Dubai Hills last month. Below are the 20 with three or more registered sales, which together are 99 of the 125. Anything with one or two sales is noise and we are not going to dress it up as a price.
| Project | Sales | Median price | Median size | Per sq ft | Mostly | Typical unit |
|---|---|---|---|---|---|---|
| City View Dubai Hills Residences | 4 | AED 9,242,788 | 1,560 sq ft | AED 5,012 | Off-Plan | NA |
| Lime Gardens | 6 | AED 2,630,000 | 963 sq ft | AED 2,683 | Ready | 2 B/R |
| Palace Residences Hillside A | 3 | AED 5,011,888 | 1,882 sq ft | AED 2,648 | Off-Plan | 3 B/R |
| Greenside Residence | 6 | AED 1,862,388 | 746 sq ft | AED 2,504 | Off-Plan | 1 B/R |
| Park Field | 4 | AED 3,150,000 | 1,206 sq ft | AED 2,476 | Ready | 3 B/R |
| PARK RIDGE | 3 | AED 2,150,000 | 990 sq ft | AED 2,449 | Ready | 2 B/R |
| Parkside Views | 5 | AED 2,275,000 | 1,066 sq ft | AED 2,411 | Ready | 2 B/R |
| Park Horizon | 5 | AED 2,300,000 | 999 sq ft | AED 2,410 | Ready | 2 B/R |
| Golf ville | 3 | AED 1,900,000 | 752 sq ft | AED 2,367 | Ready | 2 B/R |
| MULBERRY at PARK HEIGHTS | 5 | AED 3,275,000 | 1,560 sq ft | AED 2,356 | Ready | 2 B/R |
| Collective | 4 | AED 1,260,000 | 607 sq ft | AED 2,288 | Ready | 1 B/R |
| Hills Park | 8 | AED 1,577,500 | 673 sq ft | AED 2,240 | Ready | 1 B/R |
| Elvira | 4 | AED 2,459,089 | 1,087 sq ft | AED 2,236 | Ready | 2 B/R |
| Palace Residences Dubai Hills Estate | 3 | AED 2,666,888 | 1,219 sq ft | AED 2,208 | Off-Plan | 2 B/R |
| Golf Grand | 10 | AED 1,870,000 | 893 sq ft | AED 2,202 | Ready | 1 B/R |
| Parkside Hills | 4 | AED 2,251,388 | 1,067 sq ft | AED 2,111 | Off-Plan | 2 B/R |
| Golf Residences by Fortimo | 10 | AED 2,050,000 | 954 sq ft | AED 2,039 | Ready | 1 B/R |
| 399 Hills Park B | 4 | AED 2,905,000 | 1,515 sq ft | AED 2,018 | Ready | 2 B/R |
| ACACIA AT PARK HEIGHTS | 3 | AED 5,973,972 | 2,658 sq ft | AED 1,930 | Ready | 3 B/R |
| PARK HEIGHTS II | 5 | AED 2,000,000 | 956 sq ft | AED 1,926 | Ready | 1 B/R |
City View Dubai Hills Residences sits at the top of that table and should be read with care. Four pre registration sales. Two are one bedroom units at about AED 2.54 million for 833 sq ft, which is normal. Two are units of roughly 2,300 sq ft registered at AED 15.9 million and AED 16.3 million with the bedroom count recorded as NA. Those two are what pull the median to AED 5,012. They may be penthouses. We are flagging them rather than quietly averaging them away.
Strip City View out and Lime Gardens is the most expensive thing in Dubai Hills last month at AED 2,683 per square foot, ahead of Palace Residences Hillside A at AED 2,648 and Greenside Residence at AED 2,504.
At the other end, PARK HEIGHTS II at AED 1,926 and ACACIA AT PARK HEIGHTS at AED 1,930 are the value entries, and both are ready. Acacia is the outlier in absolute terms, a median of AED 5,973,972 for a median 2,658 sq ft. That is the largest typical unit in the table by a distance.
The spread from AED 1,926 to AED 2,683 per square foot inside one community is 39 per cent. Anyone quoting you a single Dubai Hills price per square foot is hiding that.
Golf, park, or neither
We split all 125 sales by what the project is called. Projects with Golf in the name, projects with Park in the name, and everything else. It is a crude split and we are telling you it is crude, but it is mechanical and you can check it.
| Group | Sales | Median price | Per sq ft | Ready only, per sq ft |
|---|---|---|---|---|
| Golf named | 24 | AED 2,050,000 | AED 2,174 | AED 2,165 |
| Park named | 52 | AED 2,287,500 | AED 2,184 | AED 2,210 |
| Neither | 49 | AED 2,175,000 | AED 2,416 | AED 2,236 |
The golf address is the cheapest of the three per square foot. AED 2,174 against AED 2,184 for park named and AED 2,416 for everything else.
On ready stock alone the three groups sit within about three per cent of each other, AED 2,165, AED 2,210 and AED 2,236, and the golf group is still last. So the honest version is not that golf is a discount. It is that the golf address is not buying you a measurable premium per square foot, which is the opposite of how it is sold.
Where the golf frontage shows up is in the absolute price, not the rate. Golf named projects had a median sale of AED 2,050,000 on a median 954 sq ft. You are paying for more floor, not a dearer floor.
What each size actually costs
| Bedrooms | Sales | Lowest | Median | Highest | Median size | Per sq ft |
|---|---|---|---|---|---|---|
| Studio | 3 | AED 800,000 | AED 940,000 | AED 990,000 | 490 sq ft | AED 1,917 |
| 1 B/R | 51 | AED 1,160,000 | AED 1,600,000 | AED 2,542,901 | 712 sq ft | AED 2,231 |
| 2 B/R | 49 | AED 1,350,000 | AED 2,500,000 | AED 4,100,000 | 1,075 sq ft | AED 2,197 |
| 3 B/R | 19 | AED 2,900,000 | AED 4,265,888 | AED 6,335,888 | 1,699 sq ft | AED 2,416 |
| 4 B/R | 1 | AED 9,200,000 | AED 9,200,000 | AED 9,200,000 | 5,510 sq ft | AED 1,670 |
Three bedrooms is the most expensive rate in the community at AED 2,416 per square foot, dearer per foot than one or two bedrooms. That is not normal. In most Dubai communities the rate falls as the unit gets bigger. Here the family sized stock is scarce enough that it prices up, which is the same story the single four bedroom sale of the month tells.
The one bedroom band is where the volume is. 51 sales from AED 1,160,000 to AED 2,542,901, median AED 1,600,000 for a median 712 sq ft.
Why the register does not list the 28 districts
Emaar Community Management names 28 districts inside the estate: Hills Grove, Acacia, Mulberry, Park Point, Park Heights, Club Villas, Collective 1, Park Ridge, Hills View, Fairways, Parkways, Maple, Sidra, Golf Grove, Collective 2.0, Park Gate, Elvira, Parkside Views, Golf Grand, Hills Park, Park Horizon, Lime Gardens, Park Field, Address Hillcrest, Golf Place II, Palm Hills, Majestic Vista and Golf Suites.
The Land Department does not record sales against those district names. It records them against project names, and 37 distinct projects traded last month. Some match a district exactly, like Golf Grand, Hills Park, Park Horizon, Lime Gardens, Park Field, Elvira and Parkside Views. Others are towers or phases inside a district, like MULBERRY at PARK HEIGHTS and ACACIA AT PARK HEIGHTS, which both sit in Park Heights. Others again, like Vida Residences Hillside and Palace Residences Hillside A, are branded residences that do not map cleanly onto any one of the 28.
So we are not going to tell you which of the 28 districts did not trade. We could produce that list by fuzzy matching names, and it would look authoritative, and it would be wrong in places. The project table above is what the register actually supports.
What to do with this if you are buying
- Do not accept one price per square foot for the community. The real range across projects with three or more sales is AED 1,926 to AED 2,683, a 39 per cent spread.
- Check whether the comparable you were shown is ready or off plan. The two sit only 9.3 per cent apart per square foot here, so the label matters less than it does elsewhere, but the sizes differ.
- If you want the golf frontage, want it for the view. The register says you are not paying a premium rate for it, and you are also not getting a discount.
- If you want three bedrooms or more, expect to pay up per square foot, not down. That is the reverse of the usual Dubai pattern and it is a supply story.
- Ask what the seller paid and when. One month of register data tells you the level. It cannot tell you the direction, and we are not going to pretend otherwise.
Method and limits
Source is the Dubai Land Department transaction register for August 2026. We filtered to Sales, Residential usage, Unit property type, in the DUBAI HILLS and Hadaeq Sheikh Mohammed Bin Rashid area labels. Areas are converted from square metres at 10.7639. Prices are declared registered values, not appraisals. Medians throughout, never averages.
Stated limits. One month, 125 screened sales, which is a small sample for a single community and smaller still once split by project. Treat every project row with three to five sales as indicative, not definitive. We have one month of register data and cannot show a trend or a peak from it. Land and building sales in Dubai Hills are excluded, so these are homes only. The AED 500 per square foot screen is our choice and we have shown you every row it removed so you can put them back if you disagree.
Frequently asked questions
What is the price per square foot in Dubai Hills Estate?
AED 2,231 was the median across 125 screened residential sales registered in August 2026. That is about 30.6 per cent above the Dubai median of AED 1,708. Individual projects ranged from AED 1,926 to AED 2,683 per square foot.
Which Dubai Hills project is the most expensive?
Excluding the City View outlier rows, Lime Gardens at a median AED 2,683 per square foot, followed by Palace Residences Hillside A at AED 2,648 and Greenside Residence at AED 2,504.
Which Dubai Hills project is the cheapest?
PARK HEIGHTS II at a median AED 1,926 per square foot and ACACIA AT PARK HEIGHTS at AED 1,930, both ready stock, among projects with three or more registered sales.
Is off plan more expensive than ready in Dubai Hills?
Yes, but only by 9.3 per cent per square foot, AED 2,397 against AED 2,192. Across Dubai the same gap is 20.7 per cent.
Do golf facing homes in Dubai Hills cost more?
Not per square foot. Projects with Golf in the name had a median AED 2,174 per square foot against AED 2,184 for park named projects and AED 2,416 for the rest. They cost more in absolute terms because the units are larger.
How many sub communities does Dubai Hills Estate have?
Emaar Community Management names 28 districts. The Land Department register does not use those names, it uses project names, and 37 distinct projects traded in August 2026.
How much is a one bedroom in Dubai Hills Estate?
The median registered one bedroom sale in August 2026 was AED 1,600,000 for a median 712 sq ft, across 51 sales ranging from AED 1,160,000 to AED 2,542,901.
Related reading
- Living in Dubai Hills Estate: the community in numbers
- Dubai Hills Estate area guide: registered prices and yields
- Property for sale in Dubai Hills Estate
- Average Dubai property price: 73 per cent of buyers paid less
Cresco Real Estate is a Dubai brokerage registered with RERA under office registration number 34288. We read the full Dubai Land Department register every month and publish the method with the findings. If you want the registered sales for one specific Dubai Hills project, ask us and we will pull them.