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2-bedroom apartments for rent in Dubai Hills Estate: what tenants really pay
A 2-bed in Dubai Hills Estate rents for AED 140,000 a year (AED 11,667 a month). This is the median of 1,339 new Ejari leases signed 16 Oct 2025–15 Oct 2026. Half signed between AED 120,000 and AED 170,000. Renewing tenants pay AED 140,000. Adverts ask AED 159,994.
Updated 21 Oct 2026 · Source: Dubai Land Department Ejari leases and listing-site adverts · Method
“For a 2-bed in Dubai Hills Estate, start at AED 120,000 and do not go above AED 140,000 unless the unit is special. Collective 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 rent in Dubai Hills Estate: the numbers
| AED a year | Leases | |
|---|---|---|
| New lease, median | AED 140,000 | 1,339 |
| Middle half of new leases | AED 120,000–170,000 | |
| Renewal, median | AED 140,000 | 676 |
| Asking (adverts 16 Oct 2026) | AED 159,994 | 1,152 |
| Size, median | 1,016 sq ft | |
| Per sq ft, new leases | AED 137 | |
| Dubai median, 2-bed | AED 92,000 | 56,287 |
Finding
A new 2-bed lease in Dubai Hills Estate fell 10% on the year, like for like.
Median new 2-bed 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 140,000 now.
- Months with fewer than 10 leases are left out of the chart.
Finding
The cheapest 2-bed building in Dubai Hills Estate is Collective at AED 100,000.
Median new 2-bed lease by building, cheapest 10
Every building with 10 or more new 2-bed leases is in the table. The dearest is Ellington House at AED 270,000.
Finding
Dubai Hills Estate 2-bed adverts ask 8% more per sq ft than new tenants signed.
Asking rent per sq ft against signed rent per sq ft
1,152 2-bed adverts on 16 Oct 2026 ask a median AED 148 a sq ft. New leases signed for AED 137. Offer at the signed figure, not the asking one. Negotiation calculator →
Finding
A new 2-bed tenant in Dubai Hills Estate pays 4% less than a renewing one for the same home.
New lease against renewal: same building, same bedrooms, size within 15%
Median new lease AED 140,000 (1,339 leases); renewal AED 140,000 (676). The percentage compares the same homes; the two medians mix buildings. Renew or move →
2-bedroom apartments 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 |
|---|---|---|---|---|---|---|
| Collective | 100,000 | 110,000 | 731 | 142 | 150 | – |
| Golf Ville | 105,000 | 105,000 | 748 | 140 | 87 | – |
| Collective 2.0 | 110,000 | 110,000 | 735 | 150 | 140 | – |
| Socio | 115,000 | 115,000 | 729 | 159 | 102 | 2 |
| Park Heights II | 120,000 | 135,000 | 959 | 130 | 122 | – |
| Park Heights I | 125,000 | 129,000 | 959 | 125 | 62 | – |
| Hills Park | 125,000 | – | 1,065 | 121 | 71 | 44 |
| Golf Grand | 135,000 | – | 1,080 | 123 | 93 | 82 |
| Park Point | 140,000 | 140,000 | 1,019 | 135 | 62 | 1 |
| Lime Gardens | 145,000 | – | 960 | 147 | 63 | 33 |
| Park Ridge | 146,500 | 152,125 | 995 | 147 | 265 | – |
| Park Horizon | 150,000 | – | 1,002 | 141 | 85 | – |
| Parkside Views | 150,000 | – | 1,076 | 136 | 47 | 43 |
| Park Field | 160,000 | – | 1,028 | 144 | 102 | – |
| Golf Suites - Dubai Hills | 160,000 | 156,685 | 1,119 | 133 | 38 | – |
| Mulberry At Park Heights | 176,250 | 185,000 | 1,359 | 129 | 185 | – |
| Acacia At Park Heights | 190,000 | 150,000 | 1,525 | 118 | 223 | – |
| Ellington House II | 260,000 | – | 1,365 | 190 | 23 | – |
| Ellington House | 270,000 | – | 1,365 | 201 | 37 | 1 |
2-bedroom apartments at a similar rent elsewhere
| Area | New lease | Size sq ft | Leases |
|---|---|---|---|
| Dubai Marina | 145,000 | 1,329 | 3,703 |
| Business Bay | 135,000 | 1,309 | 2,421 |
| Al Safa 1 | 145,000 | 1,417 | 33 |
| Meydan One | 130,000 | 1,150 | 1,426 |
| Dubai Creek Harbour | 150,000 | 1,123 | 1,593 |
| Al Kifaf | 150,000 | 1,546 | 195 |
| The Greens | 153,250 | 1,364 | 532 |
| Sheikh Zayed Road | 125,000 | 1,355 | 500 |
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 in Dubai Hills Estate?
A 2-bed in Dubai Hills Estate rents for AED 140,000 a year (AED 11,667 a month). This is the median of 1,339 new Ejari leases signed 16 Oct 2025–15 Oct 2026. Half signed between AED 120,000 and AED 170,000. Renewing tenants pay AED 140,000. Adverts ask AED 159,994.
What is the monthly rent of a 2 bedroom in Dubai Hills Estate?
About AED 11,667 a month, from a median new lease of AED 140,000 a year (1,339 new Ejari leases, 16 Oct 2025–15 Oct 2026).
How big is a 2 bedroom in Dubai Hills Estate?
The median new 2-bed lease in Dubai Hills Estate is for 1,016 sq ft.
Is Dubai Hills Estate expensive for a 2 bedroom?
A new 2-bed lease in Dubai Hills Estate is 52% above the Dubai median of AED 92,000.
Which is the cheapest 2 bedroom building in Dubai Hills Estate?
Collective: median new 2-bed lease AED 100,000 (150 leases). Next: Golf Ville AED 105,000, Collective 2.0 AED 110,000, Socio AED 115,000.
Where is a 2 bedroom cheaper than Dubai Hills Estate?
Close in price and cheaper: Business Bay AED 135,000, Meydan One AED 130,000, Sheikh Zayed Road AED 125,000, Meydan Business Park AED 125,000.
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.