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Villa and townhouse rent in Dubai Hills Estate, by bedrooms: what tenants really pay
A villa or townhouse in Dubai Hills Estate rents for AED 280,000 a year (AED 23,333 a month). This is the median of 1,174 new Ejari leases signed 16 Oct 2025–15 Oct 2026. Half signed between AED 220,000 and AED 410,000. Renewing tenants pay AED 280,000. Adverts ask AED 430,000.
Updated 21 Oct 2026 · Source: Dubai Land Department Ejari leases and listing-site adverts · Method
“For a villa or townhouse in Dubai Hills Estate, start at AED 220,000 and do not go above AED 280,000 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.
Villa or townhouse rent in Dubai Hills Estate: the numbers
| AED a year | Leases | |
|---|---|---|
| New lease, median | AED 280,000 | 1,174 |
| Middle half of new leases | AED 220,000–410,000 | |
| Renewal, median | AED 280,000 | 843 |
| Asking (adverts 16 Oct 2026) | AED 430,000 | 1,188 |
| Size, median | 3,035 sq ft | |
| Per sq ft, new leases | AED 107 | |
| Dubai median, villa or townhouse | AED 180,000 | 26,186 |
Finding
A new villa or townhouse lease in Dubai Hills Estate fell 5% on the year, like for like.
Median new villa or townhouse 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 280,000 now.
- Months with fewer than 10 leases are left out of the chart.
Finding
The cheapest villa or townhouse building in Dubai Hills Estate is Mag Eye Phase 1 at AED 180,000.
Median new villa or townhouse lease by building, cheapest 10
Every building with 10 or more new villa or townhouse leases is in the table. The dearest is Golf Place Ll at AED 1,240,000.
Finding
Dubai Hills Estate villa or townhouse adverts ask 3% more per sq ft than new tenants signed.
Asking rent per sq ft against signed rent per sq ft
1,188 villa or townhouse adverts on 16 Oct 2026 ask a median AED 110 a sq ft. New leases signed for AED 107.
Finding
A new villa or townhouse tenant in Dubai Hills Estate pays 1% less than a renewing one for the same home.
New lease against renewal: same building, same bedrooms, size within 15%
Median new lease AED 280,000 (1,174 leases); renewal AED 280,000 (843). The percentage compares the same homes; the two medians mix buildings. Renew or move →
Villas and townhouses 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 | 180,000 | 180,000 | 1,411 | 124 | 367 | – |
| Maple 2 | 250,000 | 260,000 | 2,920 | 96 | 337 | 165 |
| Maple | 260,000 | 270,000 | 2,910 | 104 | 366 | – |
| Maple III | 260,000 | 255,000 | 2,913 | 96 | 288 | – |
| Golf Grove | 400,000 | 390,000 | 3,118 | 123 | 71 | 40 |
| Sidra 2 | 412,500 | 400,000 | 4,641 | 88 | 159 | – |
| Sidra 3 | 440,000 | 410,000 | 4,790 | 85 | 126 | – |
| Sidra | 470,000 | 440,000 | 5,043 | 87 | 167 | – |
| Club Villas At Dubai Hills | 485,000 | 450,000 | 3,070 | 144 | 83 | 39 |
| Golf Place | 1,225,000 | 1,000,000 | 7,516 | 148 | 30 | 1 |
| Golf Place Ll | 1,240,000 | – | 8,040 | 154 | 36 | – |
Villas and townhouses at a similar rent elsewhere
| Area | New lease | Size sq ft | Leases |
|---|---|---|---|
| Al Safa Second | 280,000 | 3,287 | 70 |
| Madinat Jumeirah Living | 289,000 | 4,219 | 92 |
| Al Barsha 1 | 270,000 | 3,767 | 138 |
| Arabian Ranches 1 | 270,000 | 4,768 | 521 |
| Nad Al Sheba 3 | 270,000 | 4,446 | 213 |
| Motor City | 265,000 | 3,360 | 46 |
| La Mer | 300,000 | 4,204 | 225 |
| Dubai Science Park | 300,000 | 4,318 | 83 |
Buying in Dubai Hills Estate? Sale prices, every tower, resale and off-plan: Dubai Hills Estate on BUY DUBAI →
Questions
How much is a villa in Dubai Hills Estate?
A villa or townhouse in Dubai Hills Estate rents for AED 280,000 a year (AED 23,333 a month). This is the median of 1,174 new Ejari leases signed 16 Oct 2025–15 Oct 2026. Half signed between AED 220,000 and AED 410,000. Renewing tenants pay AED 280,000. Adverts ask AED 430,000.
What is the monthly rent of a villa in Dubai Hills Estate?
About AED 23,333 a month, from a median new lease of AED 280,000 a year (1,174 new Ejari leases, 16 Oct 2025–15 Oct 2026).
How big is a villa in Dubai Hills Estate?
The median new villa or townhouse lease in Dubai Hills Estate is for 3,035 sq ft.
Is Dubai Hills Estate expensive for a villa?
A new villa or townhouse lease in Dubai Hills Estate is 56% above the Dubai median of AED 180,000.
Which is the cheapest villa building in Dubai Hills Estate?
Mag Eye Phase 1: median new villa or townhouse lease AED 180,000 (367 leases). Next: Maple 2 AED 250,000, Maple AED 260,000, Maple III AED 260,000.
Where is a villa cheaper than Dubai Hills Estate?
Close in price and cheaper: Al Barsha 1 AED 270,000, Arabian Ranches 1 AED 270,000, Nad Al Sheba 3 AED 270,000, Motor City AED 265,000.
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.