Home / Dubai Communities / Dubai Hills Estate / Rental Yield
Market Data
Dubai Hills Estate: Rental Yield (2026)
The gross band, worked through to what actually lands in your account.
Dubai Hills Estate rents at 5-7% gross in 2026 market data - a mid-band apartment yield; villa yields run lower. After service charges, voids and management, expect roughly 3.0-5.0% net.
Gross to Net, Worked
On an AED 2,000,000 purchase - the Golden Visa line - 5-7% gross means AED 100,000 to AED 140,000 a year in rent before costs. Service charges, void periods between tenancies and management fees typically absorb a quarter to a third of that, which is why we quote roughly 3.0-5.0% as the net band. The exact figure depends on the building's service charge per square foot - a number that varies widely and that we will publish per community once the DLD open-data feed is connected.
Against the Other Five
| Community | Price/sq ft | Gross yield |
|---|---|---|
| Jumeirah Village Circle | ~AED 1,510 | 7-9% gross |
| Dubai Marina | ~AED 2,058 | 5.5-7% gross |
| Dubai Hills Estate | ~AED 2,381 | 5-7% gross |
| Business Bay | ~AED 2,547 | 6-8% gross |
| Downtown Dubai | ~AED 3,011 | 4-6% gross |
| Palm Jumeirah | ~AED 3,100-4,000 | 4-6% gross |
Yields are gross, from 2026 Dubai portal market data. Higher gross bands generally pair with lower prices per square foot - the trade-off the whole market runs on, visible on the areas map shading.
Frequently Asked Questions
What rental yield does Dubai Hills Estate deliver in 2026?
5-7% gross, per 2026 Dubai portal market data. Net of service charges, voids and management, roughly 3.0-5.0%.
How much rent would an AED 2 million property in Dubai Hills Estate earn?
At 5-7% gross, around AED 100,000 to AED 140,000 a year before costs. Net income after service charges, voids and management is typically a quarter to a third lower.
Is Dubai Hills Estate's yield high or low for Dubai?
It is a mid-band apartment yield; villa yields run lower. Across the six communities we hold verified figures for, gross bands run from 4-6% at the prime end (Downtown, Palm Jumeirah) to 7-9% in JVC.
Sources
- Dubai Land Department transaction data, 1 January to 6 June 2026 - indicative price per square foot
- Dubai portal market data, 2026 - gross rental yield ranges
- Home Guide Dubai areas map - the same figures on OpenStreetMap community boundaries
Both figures are market data rather than government-published rates, and both move with the cycle - this page carries a data-as-at date and a quarterly review cycle. Area averages hide wide variation between buildings and units; confirm current pricing for a specific property before relying on any figure here. This is general information, not investment advice.