BT indices · Thu, 22 Oct 2026
Community · #3 by 12M value
Market bulletin · Thu, 22 Oct 2026
Dubai Hills Estate recorded 119 sales worth AED 777M in the 30 days to Thu, 22 Oct 2026, up 19.0% on the previous 30 days. Over the last week 57 sales were registered (AED 176M), against 12 the week before.
The median sale over the last three months was AED 2.50M, or AED 2,367/sqft — like-for-like prices per sqft up 2.0% on the previous three months and up 2.6% on a year earlier. Monthly medians over the past year ranged from AED 2,223/sqft to AED 2,556/sqft.
By market over 12 months: developer off-plan sales 42.6%, off-plan resales 16%, secondary (ready) sales 41.4%. Off-plan resales traded at a median 5.6% discount to developer prices per sqft.
Eden Hills was the most active project by value over 12 months (159 sales, AED 4.45B), and Emaar Properties the leading developer with 57.9% of value.
Leases registered in the last three months had a median annual rent of AED 130K; like-for-like rent per sqft is flat on the previous three months. The best gross yield is on 3 BR apartments at about 6.3%.
Median AED/sqft
Monthly median of all registered sales
| Date | AED/sqft |
|---|---|
| Oct 26 | AED 2,386 |
| Sept 26 | AED 2,442 |
| Aug 26 | AED 2,231 |
| Jul 26 | AED 2,267 |
| Jun 26 | AED 2,223 |
| May 26 | AED 2,501 |
| Apr 26 | AED 2,428 |
| Mar 26 | AED 2,432 |
| Feb 26 | AED 2,375 |
| Jan 26 | AED 2,556 |
| Dec 25 | AED 2,550 |
| Nov 25 | AED 2,520 |
| Oct 25 | AED 2,340 |
| Sept 25 | AED 2,267 |
| Aug 25 | AED 2,329 |
| Jul 25 | AED 2,543 |
| Jun 25 | AED 2,414 |
| May 25 | AED 2,452 |
| Apr 25 | AED 2,354 |
| Mar 25 | AED 2,360 |
| Feb 25 | AED 2,311 |
| Jan 25 | AED 1,928 |
| Dec 24 | AED 2,217 |
| Nov 24 | AED 2,208 |
Off-plan vs resale vs secondary
Monthly median AED/sqft by market (months with 10+ sales)
| Date | Off-plan (developer) | Off-plan resale | Secondary (ready) |
|---|---|---|---|
| Oct 26 | AED 2,488 | AED 2,504 | AED 2,261 |
| Sept 26 | AED 2,555 | AED 2,422 | AED 2,359 |
| Aug 26 | — | AED 2,236 | AED 2,177 |
| Jul 26 | AED 2,399 | AED 2,222 | AED 2,229 |
| Jun 26 | AED 2,391 | AED 2,249 | AED 2,155 |
| May 26 | AED 2,692 | AED 2,366 | AED 2,416 |
| Apr 26 | AED 2,584 | AED 2,227 | AED 2,389 |
| Mar 26 | AED 2,407 | AED 2,551 | AED 2,432 |
| Feb 26 | AED 2,411 | AED 2,412 | AED 2,321 |
| Jan 26 | AED 2,595 | AED 2,459 | AED 2,469 |
| Dec 25 | AED 2,592 | AED 2,309 | AED 2,533 |
| Nov 25 | AED 2,557 | AED 2,349 | AED 2,494 |
| Oct 25 | AED 2,356 | AED 2,319 | AED 2,335 |
| Sept 25 | AED 2,307 | AED 2,337 | AED 2,136 |
| Aug 25 | AED 2,422 | AED 2,458 | AED 2,122 |
| Jul 25 | AED 2,628 | AED 2,241 | AED 2,346 |
| Jun 25 | AED 2,440 | AED 2,352 | AED 2,392 |
| May 25 | AED 2,587 | AED 2,280 | AED 2,255 |
| Apr 25 | AED 2,581 | AED 2,347 | AED 1,909 |
| Mar 25 | AED 2,547 | AED 2,318 | AED 2,009 |
| Feb 25 | AED 2,483 | AED 2,296 | AED 2,102 |
| Jan 25 | AED 2,397 | AED 2,280 | AED 829 |
| Dec 24 | AED 2,258 | AED 2,221 | AED 1,959 |
| Nov 24 | AED 2,314 | AED 2,179 | AED 1,985 |
Sales per month
Registered sales by market
| Date | Off-plan (developer) | Off-plan resale | Secondary (ready) |
|---|---|---|---|
| Oct 26 | 30 | 15 | 56 |
| Sept 26 | 20 | 30 | 50 |
| Aug 26 | 9 | 14 | 65 |
| Jul 26 | 18 | 28 | 66 |
| Jun 26 | 11 | 14 | 64 |
| May 26 | 14 | 19 | 35 |
| Apr 26 | 49 | 26 | 62 |
| Mar 26 | 94 | 14 | 47 |
| Feb 26 | 70 | 46 | 89 |
| Jan 26 | 239 | 65 | 113 |
| Dec 25 | 165 | 30 | 111 |
| Nov 25 | 167 | 33 | 91 |
This market against its own past: each window vs the one before it and vs the same window a year earlier.
| Window | Sales | vs prior | Value | AED/sqft | vs prior |
|---|---|---|---|---|---|
| Last 1 month | 119 | up 19.0% | AED 777M | 2,384 | down 1.3% |
| Last 3 months | 314 | up 20.3% | AED 1.55B | 2,367 | up 3.3% |
| Last 6 months | 575 | down 63.1% | AED 2.92B | 2,347 | down 6.8% |
| Last 12 months | 2,161 | down 61.4% | AED 12.48B | 2,460 | up 6.7% |
Raw medians — the headline change above is like-for-like (same market, type and bedrooms).
| Market | Sales | Share | Median price | AED/sqft | 1Y |
|---|---|---|---|---|---|
| Off-plan (developer) | 921 | 43% | AED 2.67M | 2,551 | up 3.0% |
| Off-plan resale | 346 | 16% | AED 2.37M | 2,407 | up 4.8% |
| Secondary (ready) | 894 | 41% | AED 2.50M | 2,369 | up 16.9% |
| Bedrooms | Sales | Share | Median price | AED/sqft | 1Y |
|---|---|---|---|---|---|
| Studio | 24 | 1% | AED 1.02M | 2,239 | up 26.1% |
| 1 bedroom | 811 | 38% | AED 1.77M | 2,417 | up 7.5% |
| 2 bedrooms | 687 | 32% | AED 2.70M | 2,391 | down 1.2% |
| 3 bedrooms | 296 | 14% | AED 4.66M | 2,559 | up 6.6% |
| 4 bedrooms | 85 | 4% | AED 7.50M | 2,397 | up 9.3% |
| 5+ bedrooms | 251 | 12% | AED 22.1M | 2,860 | down 1.9% |
| Type | Sales | Share | Median price | AED/sqft | 1Y |
|---|---|---|---|---|---|
| Apartments | 1,771 | 82% | AED 2.20M | 2,419 | up 4.8% |
| Villas | 310 | 14% | AED 20.3M | 2,860 | up 5.8% |
| Townhouses | 73 | 3% | AED 5.50M | 2,234 | up 16.7% |
| Plots | 5 | 0% | AED 65.0M | 3,559 | up 97.8% |
| Price | Sales | Share | Median price | AED/sqft | 1Y |
|---|---|---|---|---|---|
| Under AED 2M | 756 | 35% | AED 1.69M | 2,323 | up 6.7% |
| AED 2M–10M | 1,131 | 52% | AED 2.95M | 2,464 | up 0.7% |
| AED 10M–50M | 251 | 12% | AED 20.6M | 2,902 | down 10.8% |
| AED 50M+ | 23 | 1% | AED 73.0M | 3,919 | down 40.9% |
Leases registered with Ejari / DLD.
Median annual rent
Monthly median of registered leases (new and renewed)
| Date | Annual rent |
|---|---|
| Oct 26 | AED 130K |
| Sept 26 | AED 130K |
| Aug 26 | AED 135K |
| Jul 26 | AED 135K |
| Jun 26 | AED 150K |
| May 26 | AED 143K |
| Apr 26 | AED 135K |
| Mar 26 | AED 143K |
| Feb 26 | AED 145K |
| Jan 26 | AED 139K |
| Dec 25 | AED 137K |
| Nov 25 | AED 135K |
| Oct 25 | AED 138K |
| Sept 25 | AED 150K |
| Aug 25 | AED 155K |
| Jul 25 | AED 151K |
| Jun 25 | AED 158K |
| May 25 | AED 147K |
| Apr 25 | AED 125K |
| Mar 25 | AED 135K |
| Feb 25 | AED 125K |
| Jan 25 | AED 118K |
| Dec 24 | AED 121K |
| Nov 24 | AED 120K |
| Studio apartments | AED 60K / AED 1.01M | 5.9% |
|---|---|---|
| 1 BR apartments | AED 90K / AED 1.52M | 5.9% |
| 2 BR apartments | AED 140K / AED 2.45M | 5.7% |
| 3 BR apartments | AED 250K / AED 3.95M | 6.3% |
| 3 BR villas & townhouses | AED 263K / AED 7.37M | 3.6% |
| 4 BR villas & townhouses | AED 295K / AED 6.58M | 4.5% |
| 5+ BR villas & townhouses | AED 540K / AED 22.9M | 2.4% |
| Bedrooms | Leases | Median rent | New leases | AED/sqft/yr |
|---|---|---|---|---|
| Studio | 205 | AED 60K | AED 62K | 143 |
| 1 BR | 2,237 | AED 90K | AED 95K | 141 |
| 2 BR | 1,845 | AED 141K | AED 140K | 138 |
| 3 BR | 916 | AED 260K | AED 260K | 121 |
| 4 BR | 766 | AED 295K | AED 300K | 116 |
| 5+ BR | 322 | AED 540K | AED 700K | 132 |
By sales value, last 12 months
| Project | Sales 12M | AED/sqft | 3M |
|---|---|---|---|
| Eden HillsDubai Hills Estate | 159 | 2,860 | — |
| Palace Residences Hillside ADubai Hills Estate | 303 | 2,594 | — |
| Fairway VistasDubai Hills Estate | 7 | — | — |
| Emerald HillsDubai Hills Estate | 5 | — | — |
| Address Hillcrest by EmaarDubai Hills Estate | 12 | — | — |
| Sidra Villas 1Dubai Hills Estate | 26 | 2,720 | — |
| Golf Place IIDubai Hills Estate | 12 | — | — |
| Rosehill Block ADubai Hills Estate | 72 | 2,347 | — |
| ParkwayDubai Hills Estate | 7 | — | — |
| Sidra Villas 2Dubai Hills Estate | 20 | — | — |
| Golf PlaceDubai Hills Estate | 9 | — | — |
| GreencrestDubai Hills Estate | 67 | 2,239 | — |
| Lamborghini Mansions - Majestic VistasDubai Hills Estate | 4 | — | — |
| Sidra Villas 3Dubai Hills Estate | 16 | — | — |
| FairwaysDubai Hills Estate | 5 | — | — |
Their sales here only, last 12 months
| Developer | Sales 12M | AED/sqft | Share |
|---|---|---|---|
| Emaar Properties | 1,708 | 2,440 | 57.9% |
| H&H Investment and Development | 159 | 2,772 | 35.9% |
| Ellington Properties Development | 91 | 2,528 | 2.1% |
| City View Real Estate Development | 42 | 2,816 | 1% |
| Fortimo Real Estate Development | 26 | 1,989 | 0.5% |
| National Properties | 21 | 2,062 | 0.5% |
| High Point Real Estate | 36 | 1,984 | 0.4% |
| Ginco Properties | 20 | 2,097 | 0.2% |
| Royal Development | 7 | 3,081 | 0.1% |
| Iman Developers | 8 | 2,800 | 0.1% |
Communities with the closest 12-month median AED/sqft
| Name | Sales 12M | AED/sqft | 3M |
|---|---|---|---|
| Business Bay | 4,938 | 2,028 | down 3.5% |
| The Hills | 50 | 2,448 | — |
| Dubai Media City | 121 | 2,150 | up 8.8% |
| Jumeirah Heights | 57 | 2,380 | — |
| Jumeirah Islands | 696 | 2,536 | down 0.9% |
| Sobha Hartland 2 | 990 | 2,600 | down 1.5% |
| Dubai Creek Harbour | 3,125 | 2,525 | down 4.2% |
| The Old Town | 80 | 2,167 | — |
| Price | Property | Date |
|---|---|---|
| AED 97.0M | 5+ BR Villa · 22,375 sqftEden Hills | 6 Oct |
| AED 63.0M | 5+ BR Villa · 8,058 sqftFairway Vistas | 8 Oct |
| AED 45.0M | 5+ BR Villa · 9,882 sqftFairways | 16 Sept |
| AED 43.8M | 5+ BR Villa · 16,592 sqftEden Hills | 9 Oct |
| AED 43.5M | 5+ BR Villa · 11,441 sqftLamborghini Mansions - Majestic Vistas | 8 Oct |
| AED 38.5M | 5+ BR Villa · 8,072 sqftParkway | 7 Oct |
Dubai property registrations totaled AED 978m on 22 October 2026 across 484 sales transactions, driven by strong off-plan activity in Damac Lagoons and Dubai Hills Estate.
The median sale price in Dubai Hills Estate over the last three months was AED 2,367 per sqft (median sale AED 2.50M), based on 314 sales registered with Dubai Land Department.
Like-for-like prices per sqft are up 2.6% on a year earlier and up 2.0% on the previous three months.
2,161 sales worth AED 12.48B were registered in the last 12 months: 43% developer off-plan, 16% off-plan resales and 41% secondary (ready) sales.
The median annual rent on leases registered in the last three months was AED 130K, and the best gross rental yield is about 6.3%.
Source: Dubai Land Department registrations, data through Thu, 22 Oct 2026. Medians need at least five sales; like-for-like changes compare the same market, property type and bedroom count. DLD files townhouses as villas — we split them out where the project or unit name says townhouse.
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