DAMAC
Hills
A golf community priced for yield.
DAMAC Hills is DAMAC's master-planned community built around Trump International Golf Club Dubai, with apartment buildings along the fairways and townhouse and villa clusters behind them. It is a settled neighbourhood: shops, parks and the clubhouse are part of daily life, and evenings are a walk along the fairways as the heat drops.
Between January and September 2026 the Dubai Land Department registered 1,171 sales here worth AED 2.77bn, half of them off-plan. DAMAC District led with 447 off-plan sales at a median AED 1.25M. Ready flats sold at a median AED 1,335 per sq ft, and the bottom tenth of flat sales started at AED 590K.
The rent side is what sets it apart. Ready flats returned 6.9–7.0% gross on registered Ejari rents. Prices are the reason: ready flats here change hands at AED 1,335 per sq ft against AED 2,297 in Dubai Hills Estate. Rents are lower too, a median AED 91 per sq ft a year against AED 132, but by less than prices, which lifts the gross yield.
The headline median rose from AED 1,540 per sq ft in Q1 to AED 1,791 in Q3, but that is DAMAC District off-plan sales changing the mix. Ready flats, the cleaner read, eased from AED 1,383 to AED 1,289 per sq ft between Q1 and Q3 (DLD). Citywide, ValuStrat's August 2026 index shows apartment values 5.3% lower year on year.
Data as of September 2026. Sources are listed at the end of this guide.
Illustrative image
Illustrative imageRight for you.
Not right for everyone.
DAMAC Hills is a strong recommendation for the right profile. It's also wrong for investors whose objective doesn't match what the zone delivers. Here is our honest read.
- You want a gross yield near 7% from a ready studio or one-bedroom at AED 550K to 1.3M
- You will hold ready stock for five years or more and let it to long-term tenants who want a quieter, greener address
- You want a townhouse or villa around AED 4.1M, the median value of plot-registered villa sales here in 2026
- You are comfortable with one master developer running the whole community
- You expect a quick gain from off-plan: off-plan flats sold at AED 1,800 per sq ft against AED 1,335 for ready ones
- Your tenants need a metro station within walking distance
- You want the resale depth of Dubai Hills Estate, which registered 1,760 sales over the same months (excl. Eden Hills and other MBR City projects)
- You are looking at DAMAC Hills 2, a separate community further out with its own prices
What trades in
DAMAC Hills now.
The busiest apartment projects by DLD registrations, January to September 2026. Prices are the DLD median for each project in that window.
What we actually think about DAMAC Hills.
Among the golf communities, DAMAC Hills is the yield buy. Ready flats at a median AED 1,335 per sq ft, let at AED 91 per sq ft a year, return close to 7% gross, about a point above Dubai Hills Estate on the same method (our calculation). That is above the city's apartment average (5.53% gross in Global Property Guide's Q2 2026 asking data) because the purchase price is low for the setting.
Two cautions. Off-plan sells at a large premium: DAMAC District and Golf Greens 2 traded at AED 1,663 to 1,822 per sq ft, well above ready stock in the same community, so an off-plan purchase is a bet that the whole community reprices by handover. And resale depth is lower than Dubai Hills (1,171 sales against 1,760 in Dubai Hills Estate over the same nine months), so buy a unit that will be easy to sell.
What we would buy: a ready studio or one-bedroom in an established building on the course, at or below the Q3 ready median of AED 1,289 per sq ft, let to a long-term tenant.
How much does a flat in DAMAC Hills cost in 2026?
Between January and September 2026 the median studio sold for AED 632K, the median one-bedroom for AED 1.21M and the median two-bedroom for AED 2.04M (Dubai Land Department). These medians include off-plan sales; ready flats sold at a median AED 1,335 per sq ft.
Why is the yield higher than in Dubai Hills Estate?
Ready flats return 6.9–7.0% gross here against 5.9% in Dubai Hills. Purchase prices are about 40% lower per sq ft while rents are about 30% lower (our calculation), so each dirham buys more rent. Both figures are gross: median Ejari rents July to September 2026 over median ready-flat prices April to September 2026.
Is DAMAC Hills the same as DAMAC Hills 2?
No. DAMAC Hills 2 is a separate community further from the city with different prices and tenants. All figures on this page cover DAMAC Hills only.
Off-plan or ready in DAMAC Hills?
On 2026 prices, ready. Off-plan flats sold at a median AED 1,800 per sq ft and ready flats at AED 1,335 (DLD). Off-plan makes sense only if you value the payment plan and can hold well past handover.
Did DAMAC Hills prices fall in 2026?
Ready flats eased from a median AED 1,383 per sq ft in Q1 to AED 1,289 in Q3 (DLD). The all-flat median rose over the same period because more off-plan DAMAC District units were registered.
Data as of September 2026
- Dubai Land Department open data, transactions, 1 Jan - 30 Sep 2026
- Dubai Land Department open data, Ejari rent contracts (flats), 1 Jul - 30 Sep 2026
- ValuStrat VPI via Khaleej Times, August 2026
- Global Property Guide, UAE rental yields (asking data, gross), Q2 2026
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