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What AED 120,000 a year rents: villas and townhouses in Dubai

AED 120,000 a year (AED 10,000 a month) rents a villa or townhouse in 34 Dubai buildings and 5 areas. This uses the median new Ejari lease, 16 Oct 2025–15 Oct 2026. The biggest: Damac Hills (2) - Sycamore in DAMAC Hills 2, 1,982 sq ft for AED 115,000.

Updated 21 Oct 2026 · Source: Dubai Land Department Ejari leases and listing-site adverts · Method

James Paul Booth
The agent's view
“For that money most people look in the areas they know. Look at Damac Hills (2) - Sycamore in DAMAC Hills 2 first: 1,982 sq ft for AED 115,000. Then offer under it.”
James Paul Booth, Dubai broker since 2018. A personal view. Not financial advice.
Ask James a question about this page
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The Dirham Stretcher

What AED 120,000 really gets you

Not what the adverts promise: what tenants signed for, building by building.

Biggest 2-bed for AED 75kNewest 1-bed for AED 70k

Finding

The most space a villa or townhouse gets for AED 120,000: 1,982 sq ft in Damac Hills (2) - Sycamore.

Biggest median villa or townhouse within AED 120,000 a year

Median size of all leases in the building. A single unit can be bigger or smaller.

Most space for AED 120,000

BuildingAreaNew leaseSize sq ftAED / sq ftFirst leasedLeases
Damac Hills (2) - SycamoreDAMAC Hills 2115,0001,98255202491
Damac Hills (2) - AmazoniaDAMAC Hills 2110,0001,915542024102
Damac Hills (2) - TrixisDAMAC Hills 2120,0001,91056202465
Damac Hills (2) - JanusiaDAMAC Hills 2105,0001,882572024261
Damac Hills (2) - ZinniaDAMAC Hills 2112,0001,882582024256
Damac Hills (2) - AsterDAMAC Hills 2115,0001,882572024185
Damac Hills (2) - SanctnaryDAMAC Hills 2110,0001,882562024177
Damac Hills (2) - PrimroseDAMAC Hills 2115,0001,882562024171
Damac Hills (2) - JuniperDAMAC Hills 2114,0001,882582024143
Damac Hills (2) - OdoraDAMAC Hills 2115,0001,882572024131

Newest buildings in budget

BuildingAreaNew leaseSize sq ftAED / sq ftFirst leasedLeases
Damac Hills (2) - Victoria 2DAMAC Hills 2110,0001,23581202546
Rukan 3Arabian Ranches 275,0001,138882024573
Damac Hills (2) - VardonDAMAC Hills 280,0001,208622024387
Damac Hills (2) - AmargoDAMAC Hills 283,5001,208662024230
Damac Hills (2) - MimosaDAMAC Hills 284,5001,208622024199
Damac Hills (2) - AlbiziaDAMAC Hills 285,0001,208632024349
Damac Hills (2) - BasswoodDAMAC Hills 285,0001,208622024260
Damac Hills (2) - Avencia-2DAMAC Hills 285,0001,208662024233
Damac Hills (2) - VictoriaDAMAC Hills 285,0001,208652024227
Damac Hills (2) - Amazonia-ExDAMAC Hills 288,5001,24162202476

Lowest rent per sq ft

BuildingAreaNew leaseSize sq ftAED / sq ftFirst leasedLeases
Damac Hills (2) - AmazoniaDAMAC Hills 2110,0001,915542024102
Damac Hills (2) - SycamoreDAMAC Hills 2115,0001,98255202491
Damac Hills (2) - SanctnaryDAMAC Hills 2110,0001,882562024177
Damac Hills (2) - PrimroseDAMAC Hills 2115,0001,882562024171
Damac Hills (2) - TrixisDAMAC Hills 2120,0001,91056202465
Damac Hills (2) - MulberryDAMAC Hills 2110,0001,88256202447
Damac Hills (2) - JanusiaDAMAC Hills 2105,0001,882572024261
Damac Hills (2) - AsterDAMAC Hills 2115,0001,882572024185
Damac Hills (2) - OdoraDAMAC Hills 2115,0001,882572024131
Damac Hills (2) - ZinniaDAMAC Hills 2112,0001,882582024256

Areas where the median villa or townhouse is within AED 120,000

AreaNew leaseSize sq ftLeases
International City120,0001,658216
Abu Hail110,0002,368185
Al Muteena102,6422,79942
DAMAC Hills 2100,0001,6342,866
Dubai Waterfront97,2501,05048

Other budgets: AED 140,000 · Set your own budget →

Questions

What villa can I rent for AED 120,000 in Dubai?

AED 120,000 a year (AED 10,000 a month) rents a villa or townhouse in 34 Dubai buildings and 5 areas. This uses the median new Ejari lease, 16 Oct 2025–15 Oct 2026. The biggest: Damac Hills (2) - Sycamore in DAMAC Hills 2, 1,982 sq ft for AED 115,000.

Where is the biggest villa for AED 120,000?

Damac Hills (2) - Sycamore (DAMAC Hills 2) 1,982 sq ft, Damac Hills (2) - Amazonia (DAMAC Hills 2) 1,915 sq ft, Damac Hills (2) - Trixis (DAMAC Hills 2) 1,910 sq ft, Damac Hills (2) - Janusia (DAMAC Hills 2) 1,882 sq ft.

What is the cheapest villa per sq ft for AED 120,000?

Damac Hills (2) - Amazonia AED 54 a sq ft, Damac Hills (2) - Sycamore AED 55 a sq ft, Damac Hills (2) - Sanctnary AED 56 a sq ft, Damac Hills (2) - Primrose AED 56 a sq ft.

What is the newest building with a villa for AED 120,000?

Damac Hills (2) - Victoria 2 (first leased 2025), Rukan 3 (first leased 2024), Damac Hills (2) - Vardon (first leased 2024), Damac Hills (2) - Amargo (first leased 2024).

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.

Budget. A building is in budget when its median new lease for this home type is at or under the amount, from 10 or more new leases. "First leased" is the first year the building appears in our Ejari records (2024–2026): a proxy for new, not a handover date.

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.

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