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2-bed villas for rent in Dubai Hills Estate: what tenants really pay
A 2-bed villa in Dubai Hills Estate rents for AED 160,000 a year (AED 13,333 a month). This is the median of 116 new Ejari leases signed 16 Oct 2025–15 Oct 2026. Half signed between AED 145,000 and AED 175,000. Renewing tenants pay AED 156,000.
Updated 21 Oct 2026 · Source: Dubai Land Department Ejari leases and listing-site adverts · Method
“For a 2-bed villa in Dubai Hills Estate, start at AED 145,000 and do not go above AED 160,000 unless the unit is special. Mag Eye Phase 1 is where the value is.”
Know the rent before you sign
What the last tenants here really paid, and the buildings where your money goes furthest.
2-bed villa rent in Dubai Hills Estate: the numbers
| AED a year | Leases | |
|---|---|---|
| New lease, median | AED 160,000 | 116 |
| Middle half of new leases | AED 145,000–175,000 | |
| Renewal, median | AED 156,000 | 60 |
| Size, median | 1,203 sq ft | |
| Per sq ft, new leases | AED 123 |
Finding
A new 2-bed villa lease in Dubai Hills Estate fell 1% on the year, like for like.
Median new 2-bed villa lease, 12 months to 15 Oct 2026, Dubai Hills Estate
- Like for like compares the same building, bedrooms and size band in the 12 months to 15 Oct 2026 and the 12 months before.
- The median new lease is AED 160,000 now.
- Months with fewer than 10 leases are left out of the chart.
Finding
The cheapest 2-bed villa building in Dubai Hills Estate is Mag Eye Phase 1 at AED 160,000.
Median new 2-bed villa lease by building, cheapest 10
Every building with 10 or more new 2-bed villa leases is in the table. The dearest is Mag Eye Phase 1 at AED 160,000.
2-bed villas in Dubai Hills Estate, building by building
AED a year, medians of Ejari leases 16 Oct 2025–15 Oct 2026. Size and per sq ft cover all leases. For rent now: adverts on 16 Oct 2026 matched by building name (approximate).
| Building | New lease | Renewal | Size sq ft | AED / sq ft | Leases | For rent now |
|---|---|---|---|---|---|---|
| Mag Eye Phase 1 | 160,000 | 156,000 | 1,203 | 122 | 178 | – |
2-bed villas at a similar rent elsewhere
| Area | New lease | Size sq ft | Leases |
|---|---|---|---|
| The Views (Emirates Living) | 165,000 | 2,223 | 445 |
| Tecom | 155,000 | 1,506 | 39 |
| Jumeirah Village Circle | 170,000 | 6,837 | 69 |
| Arabian Ranches 1 | 170,000 | 2,484 | 103 |
| Dubai South | 126,000 | 1,440 | 37 |
| Dubailand Residence Complex | 125,000 | 1,734 | 62 |
| Jumeirah Village Triangle | 195,000 | 6,994 | 126 |
| Arabian Ranches 2 | 115,000 | 1,539 | 216 |
Buying in Dubai Hills Estate? Sale prices, every tower, resale and off-plan: Dubai Hills Estate on BUY DUBAI →
Questions
How much is a 2 bedroom villa in Dubai Hills Estate?
A 2-bed villa in Dubai Hills Estate rents for AED 160,000 a year (AED 13,333 a month). This is the median of 116 new Ejari leases signed 16 Oct 2025–15 Oct 2026. Half signed between AED 145,000 and AED 175,000. Renewing tenants pay AED 156,000.
What is the monthly rent of a 2 bedroom villa in Dubai Hills Estate?
About AED 13,333 a month, from a median new lease of AED 160,000 a year (116 new Ejari leases, 16 Oct 2025–15 Oct 2026).
How big is a 2 bedroom villa in Dubai Hills Estate?
The median new 2-bed villa lease in Dubai Hills Estate is for 1,203 sq ft.
Which is the cheapest 2 bedroom villa building in Dubai Hills Estate?
Mag Eye Phase 1: median new 2-bed villa lease AED 160,000 (178 leases). Next: .
Where is a 2 bedroom villa cheaper than Dubai Hills Estate?
Close in price and cheaper: Tecom AED 155,000, Dubai South AED 126,000, Dubailand Residence Complex AED 125,000, Arabian Ranches 2 AED 115,000.
How we worked it out, and the limits
Updated 21 Oct 2026. Source: Dubai Land Department Ejari rent contracts. We use homes only, one unit for each contract, starting 16 Oct 2025–15 Oct 2026. "New" is a new tenant or a new contract. "Renewal" is the same contract, renewed. Bedrooms come from the Ejari unit type. "3 bed" means 3 or more. Every rent is a median: half the leases are above it. A figure needs 10 or more leases. A page needs 30 or more.
Full method: 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.