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
Damac Hills Investment Guide: Prices, Rental Yield, Off-Plan Projects
Reviewed by Juan Mejia · 19 October 2026
DAMAC Hills, Dubai property investment
DAMAC Hills can suit an investor whose case is supported by the rent, ownership costs and resale evidence for a specific home. Completed DAMAC Hills 1 has apartments, villas and townhouses, while the wider DAMAC Hills community also has off-plan projects.
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DAMAC Hills prices and available property types
Starting prices differ between completed DAMAC Hills 1 homes and off-plan options in DAMAC Hills. They are not community-wide averages or estimates of resale value.
| Project | Property options | Starting price |
|---|---|---|
| DAMAC Hills 1 | Completed community with apartments, villas and townhouses, including studios and 1-, 2- and 3-bedroom homes | From AED 550,000 |
| Golf Greens Tower 1 | 1- and 2-bedroom apartments, with sizes from 652 sq.ft. | AED 980,000 (GBP 208,000) |
| Golf Greens Tower 2 | Apartments and townhouses; apartment options include 1, 2 and 3 bedrooms, with sizes from 725 sq.ft. | AED 1,100,000 |
| Golf Gate 2 | 1- and 2-bedroom apartments, with sizes from 627 sq.ft. | AED 1,279,000 |
DAMAC Hills 1 is a completed golf community. The Golf Greens and Golf Gate listings are separate off-plan opportunities in DAMAC Hills, so compare each project’s terms and unit details rather than treating every property in the area as the same investment.
How apartments, townhouses and villas differ as investments
Apartments
Apartments give buyers a choice of layouts and entry prices across the listed off-plan projects. Compare floor plan, outlook, service charges and the likely tenant profile for the exact building and unit.
Townhouses
Townhouses offer a different home format from apartments, with a distinct price, maintenance profile and potential tenant pool. Townhouses are offered in DAMAC Hills 1 and Golf Greens Tower 2; assess each home’s layout, condition and comparable rent before estimating net rental return.
Villas
DAMAC Hills 1 includes villas as well as apartments and townhouses. A villa investment appraisal should account for the property’s individual condition and upkeep alongside achievable rent, vacancy and resale evidence for similar homes.
Ready or off-plan
A ready property lets a buyer assess its present condition and compare it with actual nearby rental and sales evidence. Off-plan property offers a staged purchase process, so the payment schedule, construction progress and handover funding need to fit the buyer’s investment horizon.
Considering DAMAC Hills for sale? A completed community and off-plan projects give investors options to compare across property type and purchase stage.
Rental yield: calculate the net return for the exact unit
Estimate gross rental yield from achievable annual rent and the purchase price, then calculate net rental return after ownership and operating costs.
Include service charges, maintenance, vacancy, property management and transaction costs in the net calculation. Compare achievable rent and occupancy evidence for the same cluster, property type, condition and view. A broad community average can hide important differences between two units in the same development.
For an off-plan purchase, make sure the payment schedule and handover funding fit your investment horizon.
Twelve chapters on what the regional war tested, the balance sheet and dollar peg behind the market, and how to pick the right side of this cycle.
Download free→Location, amenities and the DAMAC Hills map context
Along Umm Suqeim Road, DAMAC Hills 1 is a golf community close to major Dubai business hubs. This gives buyers a clear point of reference when comparing a home’s location with the places its intended tenants need to reach. Assess the route from the specific property to work, schools and everyday destinations that matter to the household.
For map orientation, start with Umm Suqeim Road and the community’s golf setting, then locate the exact cluster and building.
Local reviews and investment evidence
Resident feedback is most useful when it relates to the exact building or cluster and describes maintenance, privacy, noise, access to facilities or tenant turnover. Treat general praise as context, then assess the investment using comparable sales, achievable rents, occupancy evidence, service charges and property records for the unit being considered.
Resale value, appreciation and ownership costs
Capital appreciation is an outcome to assess through past comparable transactions, not an assumption based on future development or community announcements. For resale liquidity, compare the likely buyer pool for the property type, the unit’s condition and layout, and the number of similar homes available in its cluster.
Budget for purchase and ongoing ownership costs beyond the asking price. These can include transaction and registration costs, service charges, maintenance, insurance, property management, vacancy and financing costs where applicable. Use the actual charges and records for the shortlisted property to calculate its net rental return.
Before selecting a DAMAC Hills property, match the unit against recent comparable sales and achieved rents, review occupancy and service-charge information, and assess its condition and any planned work nearby. Separate completed amenities from proposed development when building a resale assumption.
Why assess DAMAC Hills with M&M Real Estate
M&M Real Estate’s DAMAC Hills options include completed DAMAC Hills 1 homes and off-plan projects in the wider community.
An advisor can help compare the listed options against the buyer’s target property type and purchase stage.
DAMAC Hills and DAMAC Hills 2: compare like with like
DAMAC Hills and DAMAC Hills 2 should be assessed as separate communities, not combined into one price or rental comparison. For a useful comparison, match property type, size, condition and purchase stage, then compare rent, occupancy, service charges and sales evidence for each community. Use comparable evidence for the specific property when assessing rent or resale.
Discuss DAMAC Hills property with an M&M advisor
Share your preferred property type, budget and investment horizon with an M&M advisor. The team can discuss the DAMAC Hills 1 listing and the off-plan projects available in the wider community.
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Figures are past data; this article is general information, not tax, legal or financial advice, and returns are not guaranteed.
Frequently asked
Is DAMAC Hills a good investment?
DAMAC Hills can fit an investment plan when the selected home’s achievable rent, ownership costs and resale evidence support the buyer’s return target.
What is the best property investment in Dubai?
There is no single property type that suits every investor. In DAMAC Hills, compare ready apartments, off-plan homes, townhouses and villas against the buyer’s budget, income needs, holding period and exit plan.
What rental yield can a buyer expect in DAMAC Hills?
Estimate yield from achievable rent for comparable units, then deduct vacancy, service charges, maintenance, management and transaction costs to assess net return.
Is DAMAC Hills 1 off-plan?
No. DAMAC Hills 1 is already completed.
Is DAMAC Hills an expensive area to live in?
DAMAC Hills 1 has a starting price of AED 550,000. Compare the specific home’s size, condition, service charges and ongoing costs to understand its full cost of ownership.
How does DAMAC Hills compare with DAMAC Hills 2 for rental income and resale?
A meaningful comparison uses matched homes in each community, with comparable property types, conditions and locations. Compare achieved rents, occupancy, service charges and sales evidence for the chosen units rather than relying on a broad community label.
What should buyers review before choosing a property in DAMAC Hills?
Review comparable transactions and achieved rents for the same cluster, plus the unit’s condition, service charges, occupancy evidence and payment terms. For off-plan property, include construction progress and the funds required at handover in the purchase plan.
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