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Apartments for rent in Dubai Hills Estate: what tenants really pay
A 1-bed in Dubai Hills Estate rents for AED 90,000 a year. This is the median of 1,727 new Ejari leases signed 16 Oct 2025–15 Oct 2026. A studio is AED 57,000. A 2-bed is AED 140,000. Adverts ask AED 100,000; renewing tenants pay AED 89,726.
Updated 21 Oct 2026 · Source: Dubai Land Department Ejari leases and listing-site adverts · Method
Median 1-bed rent in Dubai Hills Estate: AED 90,000 a year (1,727 new leases, Ejari, 12 months to 15 Oct 2026).
Median studio rent in Dubai Hills Estate: AED 57,000 a year (371 new leases, Ejari, 12 months to 15 Oct 2026).
Median 2-bed rent in Dubai Hills Estate: AED 140,000 a year (1,339 new leases, Ejari, 12 months to 15 Oct 2026).
Signed rents, not adverts: medians of new Ejari leases (new tenant, a lease of six months to a year, one home). How we count.
“In Dubai Hills Estate, new and renewing tenants pay about the same for the same 1-bed. Moving in? Offer at the AED 139 a sq ft new tenants signed, not the AED 147 the adverts ask.”
Renting in Dubai Hills Estate? Read this first
What tenants here really pay, building by building, from Ejari leases. Then negotiate.
Rent in Dubai Hills Estate by bedrooms
AED a year, medians. Signed: Ejari leases starting 16 Oct 2025–15 Oct 2026. Asking: adverts on 16 Oct 2026.
| Home | Signed, new lease | Renewal | Asking now | Typical size, sq ft | AED / sq ft (new) | Leases, 12 months |
|---|---|---|---|---|---|---|
| Studio | 57,000 | 55,000 | 68,500 | 413 | 138 | 501 |
| 1 bed | 90,000 | 89,726 | 100,000 | 659 | 139 | 2,598 |
| 2 bed | 140,000 | 140,000 | 159,994 | 1,012 | 137 | 2,055 |
| 3 bed | 250,000 | 234,500 | 265,000 | 1,697 | 151 | 448 |
| Villa / townhouse | 280,000 | 280,000 | 430,000 | 3,028 | 107 | 2,135 |
| 2-bed villa | 160,000 | 156,000 | – | 1,203 | 123 | 178 |
| 3-bed villa | 240,000 | 241,275 | – | 2,146 | 111 | 770 |
| 4-bed villa | 290,000 | 290,000 | – | 3,200 | 92 | 803 |
| 5+ bed villa | 750,000 | 353,356 | – | 6,022 | 120 | 383 |
What the leases say about Dubai Hills Estate
7,739 Ejari leases 16 Oct 2025–15 Oct 2026, and 3,818 adverts. Each finding has its chart below.
- New 1-bed rents fell 9.3% this year, like for like. Median new 1-bed: AED 90,000 in 2024, AED 92,500 in 2025, AED 90,000 in 2026 (1 Jan–15 Oct each year). Dubai, like for like: −5.4%.
- Renewing costs about the same as moving. We compare homes in the same building, with the same bedrooms and a size within 15%. New and renewing tenants pay within 1% of each other. This uses 19 matched groups and 764 renewals.
- Adverts ask 6% over signed. A 1-bed advert asks AED 147 a sq ft; the 1,727 new 1-bed leases of 16 Oct 2025–15 Oct 2026 were signed at AED 139. Offer at the signed figure.
- Cheapest 1-bed for its size: Mag Eye Phase 1, AED 101 a sq ft, the median of its 185 1-bed leases (typical rent AED 80,000). The median 1-bed lease in Dubai Hills Estate is AED 138 a sq ft.
- Same size for less nearby: a new 1-bed in Al Qouz Industrial Second, 5 km away, costs AED 46,000 for 601 sq ft. That is AED 44,000 a year less than in Dubai Hills Estate.
Finding
New 1-bed rents fell 9.3% this year, like for like in Dubai Hills Estate.
Median rent on new leases, 1 Jan–15 Oct of 2024, 2025 and 2026, by bedrooms
- Studio: −8.4% like for like; median AED 55,000 → 55,000 (1 Jan–15 Oct)
- 1 bed: −9.3% like for like; median AED 92,500 → 90,000 (1 Jan–15 Oct)
- 2 bed: −11.4% like for like; median AED 145,000 → 140,000 (1 Jan–15 Oct)
- 3 bed: −5.4% like for like; median AED 275,000 → 250,000 (1 Jan–15 Oct)
- Villa / townhouse: −7.4% like for like; median AED 290,000 → 275,000 (1 Jan–15 Oct)
- All Dubai, 1-bed: −5.4% like for like
Same weeks each year so the season does not skew it. New leases only: renewals follow the market with a lag. The change compares the same building, bedrooms and size band in both years; the medians can move differently because the mix of homes changes.
Finding
In Dubai Hills Estate new and renewing tenants pay about the same for the same 1-bed.
New lease over renewal, same building, bedrooms and size band, 16 Oct 2025–15 Oct 2026
- 1 bed: about the same
- 2 bed: new tenants pay 4% less (AED 5,999 a year)
- 3 bed: about the same
- Villa / townhouse: new tenants pay 1% less (AED 3,910 a year)
Landlord asks more than new tenants pay? The new leases are your evidence. Renew or move, every community →
86 matched groups, 2,329 renewals. Each group is one named building with 5+ new and 5+ renewed leases. The bedroom table above mixes buildings, so it can point the other way.
Finding
Dubai Hills Estate adverts ask 6% more per sq ft than new 1-bed tenants signed in the last 12 months.
Asking rent per sq ft (adverts 16 Oct 2026) against new leases signed 16 Oct 2025–15 Oct 2026
- Studio: asking AED 154, signed AED 138 a sq ft (+11.6%)
- 1 bed: asking AED 147, signed AED 139 a sq ft (+5.8%)
- 2 bed: asking AED 148, signed AED 137 a sq ft (+8.0%)
- 3 bed: asking AED 161, signed AED 151 a sq ft (+6.6%)
- For rent now: about 3,818 homes, against 1,568 new flat leases in 90 days
Per sq ft, so bigger adverts do not skew it. Adverts are one day's snapshot; duplicates removed by building, bedrooms, size and price, so the count is approximate.
Finding
The cheapest 1-beds for their size are in Mag Eye Phase 1, Acacia At Park Heights and Hills Park.
1 bed flats: median rent per sq ft by building, buildings with 10+ 1-bed leases, 16 Oct 2025–15 Oct 2026
- Mag Eye Phase 1: AED 80,000 for 802 sq ft
- Acacia At Park Heights: AED 98,100 for 923 sq ft
- Hills Park: AED 80,000 for 673 sq ft
- Dearest per sq ft: Ellington House, AED 178 for a 1-bed
- Buildings compared: every building with 10+ 1-bed leases
Cheap per sq ft can mean an older building, fewer amenities or a worse view: none of these is in the lease record.
Every villa and townhouse community in Dubai Hills Estate with 10+ leases
Median rent, AED a year, all signed leases 16 Oct 2025–15 Oct 2026. A bedroom figure needs 10 or more leases. Size is the Ejari unit size.
| Community | Leases | 2 bed | 3 bed | 4 bed | 5+ bed | All villas | Typical size, sq ft | For rent now |
|---|---|---|---|---|---|---|---|---|
| Mag Eye Phase 1 | 367 | 160,000 | 190,000 | 300,404 | – | 180,000 | 1,411 | – |
| Maple | 366 | – | 235,000 | 265,000 | 310,000 | 270,000 | 2,910 | – |
| Maple 2 | 337 | – | 225,000 | 265,000 | 300,000 | 255,000 | 2,920 | 165 |
| Maple III | 288 | – | 230,000 | 275,000 | 310,000 | 260,000 | 2,913 | – |
| Sidra | 167 | – | 365,000 | 440,000 | 580,000 | 455,000 | 5,043 | – |
| Sidra 2 | 159 | – | 369,333 | 450,000 | 645,000 | 410,000 | 4,641 | – |
| Sidra 3 | 126 | – | 357,000 | 450,000 | – | 425,000 | 4,790 | – |
| Club Villas At Dubai Hills | 83 | – | 440,000 | 533,000 | – | 460,000 | 3,070 | 39 |
| Golf Grove | 71 | – | 380,000 | 450,000 | – | 400,000 | 3,118 | 40 |
| Golf Place Ll | 36 | – | – | 1,150,000 | 1,300,000 | 1,220,000 | 8,040 | – |
| Golf Place | 30 | – | – | 1,000,000 | 1,500,000 | 1,200,000 | 7,516 | 1 |
Every building in Dubai Hills Estate with 10+ leases
Median rent, AED a year, all signed leases 16 Oct 2025–15 Oct 2026 (a bed figure needs 10+ leases). For rent now: adverts on 16 Oct 2026 matched to the building by name, duplicates removed, so it is approximate. 4% of leases here carry no building name and are not in this table.
| Building | Leases | Studio | 1 bed | 2 bed | 3 bed | AED / sq ft, all homes | For rent now | 1-bed asking |
|---|---|---|---|---|---|---|---|---|
| Park Ridge | 636 | 141 | – | – | ||||
| Mag Eye Phase 1 | 579 | 121 | – | – | ||||
| Acacia At Park Heights | 531 | 118 | – | – | ||||
| Park Heights II | 353 | 130 | – | – | ||||
| Mulberry At Park Heights | 350 | 130 | – | – | ||||
| Collective | 326 | 154 | – | – | ||||
| Collective 2.0 | 313 | 158 | – | – | ||||
| Park Field | 214 | 155 | 2 | – | ||||
| Socio | 195 | 165 | 4 | – | ||||
| Park Heights I | 185 | 130 | – | – | ||||
| Golf Grand | 183 | 123 | 183 | 100,000 | ||||
| Golf Ville | 180 | 146 | – | – | ||||
| Park Horizon | 180 | 144 | – | – | ||||
| Lime Gardens | 179 | 141 | 63 | 105,000 | ||||
| Park Point | 164 | 132 | 1 | – | ||||
| Hills Park | 154 | 119 | 87 | 89,999 | ||||
| Prive Residence | 118 | 142 | 82 | 94,825 | ||||
| Parkside Views | 116 | 141 | 160 | 105,000 | ||||
| Golf Suites - Dubai Hills | 86 | 143 | – | – | ||||
| Ellington House | 80 | 190 | 1 | – | ||||
| Ellington House II | 65 | 169 | – | – | ||||
| The Grove By Iman | 57 | 162 | 21 | – |
Cheaper areas near Dubai Hills Estate, same size of home
Communities within 10 km (centre to centre) where the median new lease is lower and the median size within 15% of Dubai Hills Estate's. New leases 16 Oct 2025–15 Oct 2026, 30+ of the home type. Every community on the heat map →
| Community | Home | Median new lease | Median sq ft | Km away | AED a year less than Dubai Hills Estate | New leases |
|---|---|---|---|---|---|---|
| Al Qouz Third | Studio | 30,000 | 403 | 7 | 27,000 | 149 |
| Al Qouz Industrial Second | Studio | 37,050 | 394 | 5 | 19,950 | 196 |
| Dubailand Residence Complex | Studio | 40,000 | 441 | 9 | 17,000 | 891 |
| Liwan | Studio | 42,000 | 407 | 9 | 15,000 | 315 |
| Al Qouz Industrial Second | 1 bed | 46,000 | 601 | 5 | 44,000 | 189 |
| Liwan | 1 bed | 55,000 | 746 | 9 | 35,000 | 1,196 |
| Dubai Studio City | 1 bed | 65,000 | 668 | 7 | 25,000 | 496 |
| DAMAC Hills | 1 bed | 70,000 | 751 | 8 | 20,000 | 780 |
| Liwan | 2 bed | 78,000 | 1,154 | 9 | 62,000 | 613 |
| Jumeirah Village Triangle | 2 bed | 95,000 | 1,143 | 10 | 45,000 | 215 |
| Meydan One | 2 bed | 130,000 | 1,150 | 9 | 10,000 | 1,426 |
Inside this area: sub-communities with their own figures
Dubai Hills Estate – Club Villas
Dubai Hills Estate – Golf Grove
Dubai Hills Estate – Golf Place
Dubai Hills Estate – Golf Terraces
Dubai Hills Estate – Maple 1
Dubai Hills Estate – Maple 2
Dubai Hills Estate – Maple 3
Dubai Hills Estate – Sidra 1
Dubai Hills Estate – Sidra 2
Dubai Hills Estate – Sidra 3
Hadaeq Sheikh Mohammed Bin Rashid (District 7)
Rent in this area by home and by building
Studios1-bed2-bed3-bedVillas2-bed villas3-bed villas4-bed villas5-bed+ villasWhere to negotiate
Acacia At Park Heights
Club Villas At Dubai Hills
Collective 2.0
Collective
Ellington House II
Ellington House
Golf Grand
Golf Grove
Golf Place Ll
Golf Place
Golf Suites - Dubai Hills
Golf Ville
Hills Park
Lime Gardens
Mag Eye Phase 1
Maple 2
Maple III
Maple
Mulberry At Park Heights
Park Field
Park Heights I
Park Heights II
Park Horizon
Park Point
Park Ridge
Parkside Views
Prive Residence
Sidra 2
Sidra 3
Sidra
Socio
The Grove By Iman
Buying in Dubai Hills Estate? Sale prices, every tower, resale and off-plan: Dubai Hills Estate on BUY DUBAI →
Commercial rent in Dubai Hills Estate
Questions
What is the average rent in Dubai Hills Estate?
Median rent a year for a new lease in Dubai Hills Estate: studio AED 57,000, 1-bed AED 90,000, 2-bed AED 140,000, 3-bed AED 250,000, villa AED 280,000. This is from 4,912 new Ejari leases, 16 Oct 2025–15 Oct 2026.
How much is a studio in Dubai Hills Estate?
A new studio lease costs AED 57,000 a year (AED 4,750 a month). This is the median of 371 new leases, 16 Oct 2025–15 Oct 2026. Renewing tenants pay AED 55,000.
How much is a 1-bed in Dubai Hills Estate?
A new 1-bed lease costs AED 90,000 a year (AED 7,500 a month). This is the median of 1,727 new leases, 16 Oct 2025–15 Oct 2026. Renewing tenants pay AED 89,726.
How much is a 2-bed in Dubai Hills Estate?
A new 2-bed lease costs AED 140,000 a year (AED 11,667 a month). This is the median of 1,339 new leases, 16 Oct 2025–15 Oct 2026. Renewing tenants pay AED 140,000.
Which is the cheapest building in Dubai Hills Estate?
For a 1-bed, it is Mag Eye Phase 1: AED 101 a sq ft. This is the median of 185 leases, 16 Oct 2025–15 Oct 2026. The typical rent is AED 80,000. Next is Acacia At Park Heights at AED 109.
Is rent going up in Dubai Hills Estate?
New 1-bed leases, like for like (same building, bedrooms and size band), 1 Jan–15 Oct: −9.3% on 2025. Dubai: −5.4%. The median new 1-bed was AED 92,500 in 2025 and AED 90,000 in 2026.
Do landlords in Dubai Hills Estate accept less than the advert?
Yes. Signed rents are below adverts. A 1-bed advert asks AED 147 a sq ft. New leases signed 16 Oct 2025–15 Oct 2026 paid AED 139 a sq ft. Adverts ask 6% more.
How we worked it out, and the limits
Updated 21 Oct 2026. Leases to 15 Oct 2026; adverts of 16 Oct 2026.
Leases. Source: Dubai Land Department Ejari rent contracts. We use homes only, one unit for each contract, starting 16 Oct 2025–15 Oct 2026. There are 7,739 in Dubai Hills Estate, and 4,912 of them are new. Bedrooms come from the Ejari unit type. "3 bed" means 3 or more. Every rent is a median: half the leases are above it.
New and renewal. "New" is a new tenant or a new contract. "Renewal" is the same contract, renewed. Renewals are often registered weeks late. Thus the latest month shows too few renewals. Like for like means the same building, the same bedrooms and a size band 15% wide. Leases with no building name are left out of this test. A group needs 5 or more of each: new leases and renewals.
Adverts. We use active yearly rent adverts from listing sites on 16 Oct 2026. We put each advert in Dubai Hills Estate by the building or community name in the advert. There are 3,818 adverts after we remove repeats. A repeat has the same building, bedrooms, size and price. One home can still show more than once. Thus "for rent now" is approximate. Adverts are matched to a building by name.
Not used. The Ejari nearest-metro field names a station but no distance, so we do not compare metro and non-metro homes here. Floor, view, parking and furnishing are not in the lease record.
The full method, and twenty Dubai-wide comparisons: What the leases say →. Checking a rent rise? Rent increase calculator →
Sale prices, resale and off-plan, tower facts and developer photos: BUY DUBAI, our sister site for buyers. Rents: Dubai Land Department Ejari leases.