Your figures
Service charges, maintenance, management.
Net rental yield
4.89%
Indicative simulation, not a loan offer, an approval or financial advice. Limits shown are the regulatory maximums; each lender applies its own credit policy. Interest rates are the ones you enter. Market figures are medians of Dubai Land Department registered data and describe the past, not future prices or returns.
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Rents and gross yields in Dubai Hills Estate by unit type
Gross yield here is the median annual rent divided by the median sale price of the same unit type: a benchmark of the market, before service charges, maintenance and vacancy, not a promise of return on a given property.
| Unit | Median price | Median annual rent | Middle half of rents (AED) | Gross yield | Ejari contracts |
|---|---|---|---|---|---|
| Studio | AED 965,000 | AED 70,000 | 63,000 – 75,000 | 7.3% | 109 |
| 1-bed apartment | AED 1,750,000 | AED 90,000 | 80,000 – 107,500 | 5.1% | 2,401 |
| 2-bed apartment | AED 2,691,888 | AED 140,000 | 120,000 – 170,000 | 5.2% | 2,056 |
| 3-bed apartment | AED 4,434,971 | AED 245,000 | 210,000 – 300,000 | 5.5% | 445 |
Prices: medians of the sales registered with the Dubai Land Department between 16 October 2025 and 16 October 2026 (off-plan and ready). Rents: medians of the residential Ejari contracts starting between 20 October 2025 and 20 October 2026. Medians are only shown for unit types with at least 10 records.
From gross to net yield
Net yield deducts what the owner pays every year from the rent before dividing by the price. Enter your own figures in the calculator:
- Service charges set by the owners’ association (published per square foot for each building).
- Maintenance and repairs, and property management fees if you use a manager.
- Vacancy: the weeks without a tenant between two leases.
- Purchase costs (DLD 4% and fees) if you want the yield on the total amount invested.
Dubai Hills Estate compared with Dubai as a whole
For a 1-bed apartment, the median rent in Dubai Hills Estate is AED 90,000 a year for a median price of AED 1,750,000, a gross yield of 5.1%. Across all of Dubai, the same unit type rents for a median AED 58,000 for a median price of AED 1,250,999 (4.6%). In Dubai Hills Estate, the unit type with the highest gross yield over the period is the studio (7.3%).
Short-term rental
Renting by the night in Dubai requires a holiday home permit from the Department of Economy and Tourism. Income depends on your nightly rate and occupancy, which you can model in the holiday home income calculator.
Frequently asked questions
What is the rental yield in Dubai Hills Estate?
Based on DLD medians, a 1-bed apartment in Dubai Hills Estate shows a gross yield of 5.1% (median rent AED 90,000 ÷ median price AED 1,750,000). Net yield is lower once service charges, maintenance and vacancy are deducted: enter them in the calculator.
How much rent does a 1-bed apartment in Dubai Hills Estate earn?
The median annual rent in Ejari contracts was AED 90,000, and half of the contracts were between AED 80,000 and AED 107,500, across 2,401 contracts.
How do I calculate net rental yield?
Net yield = (annual rent × (1 − vacancy) − annual costs) ÷ purchase price × 100. Gross yield leaves out the costs and vacancy.
Does rent cover a mortgage here?
It depends on your down payment and rate. On the median 1-bed apartment price, an investment-property loan (60% maximum for an expatriate) at an example 4% over 25 years costs about AED 5,542 a month, against a median rent of AED 7,500 a month. The cash flow calculator adds service charges and vacancy.
Where do these figures come from?
Prices: medians of the sales registered with the Dubai Land Department between 16 October 2025 and 16 October 2026 (off-plan and ready). Rents: medians of the residential Ejari contracts starting between 20 October 2025 and 20 October 2026. Medians are only shown for unit types with at least 10 records.
Go further
See every registered sale, price by building and project in Dubai Hills Estate on our partner brokerage Cevitas, and explore the projects currently sold off plan.