Al Jaddaf or Dubai Hills Estate?
Side by side on published prices, yields, new developments and drive times.
Pictured: Azizi Creek Views IV by Azizi Developments
Where each one leads
Drawn only from published figures and the developments we list, each with its source.
Lower price per sq ft
Al Jaddaf averages AED 1,995 per sq ft against AED 2,400 in Dubai Hills Estate, about 17% less (Property Finder, from registered transactions, 12 months to 12 November 2026).
Higher gross yield
Dubai Hills Estate shows a gross yield of 6.09% against 5.68% in Al Jaddaf (Property Finder, from registered transactions, 12 months to 12 November 2026). Gross yield is before service charges and empty months.
Higher average rent
New tenancy contracts in Dubai Hills Estate average AED 216,821 a year against AED 84,273 in Al Jaddaf (Property Finder, from registered tenancy contracts, 12 months to 12 November 2026).
Lower entry price
The lowest developer price we list in Al Jaddaf is AED 679,000 at Azizi Leily, against AED 1,719,888 at Palace Residences Hillside in Dubai Hills Estate.
Closer to Dubai International Airport
Al Jaddaf is about 15 minutes from Dubai International Airport by car, against about 20 minutes from Dubai Hills Estate.
Side by side
| Measure | Al Jaddaf | Dubai Hills Estate |
|---|---|---|
| Emirate | Dubai | Dubai |
| Tenure | Freehold | Freehold |
| Price per sq ft | AED 1,995Property Finder, 12 months to 12 November 2026, 2,484 sales | AED 2,400Property Finder, 12 months to 12 November 2026, 2,446 sales |
| Gross rental yield | 5.68%Property Finder, 12 months to 12 November 2026, 2,484 sales | 6.09%Property Finder, 12 months to 12 November 2026, 2,446 sales |
| Average annual rent | AED 84,273Property Finder, 12 months to 12 November 2026, 8,861 contracts | AED 216,821Property Finder, 12 months to 12 November 2026, 7,295 contracts |
| Developments we list | 11 | 14 |
| Lowest developer price | AED 679,000Azizi Leily | AED 1,719,888Palace Residences Hillside |
| Drive to Dubai International Airport | about 15 minutes | about 20 minutes |
| Drive to Downtown Dubai | about 12 minutes | about 20 minutes |
Each figure is shown as its publisher states it, with the period it covers. A row appears only where both areas have a figure. Property Finder’s figures are averages across home types, so they mix studios and large homes. Read 12 November 2026.
New developments in each
Al Jaddaf
- Azizi LeilyAzizi DevelopmentsAED 679,000
- Azizi Jaddaf Beach OasisAzizi DevelopmentsAED 720,000
- Binghatti SpectreBinghattiAED 774,999
- Binghatti StarfallBinghattiAED 827,999
- Binghatti StarlightBinghattiAED 881,000
- Azizi AliyahAzizi DevelopmentsAED 1,137,555
Dubai Hills Estate
- Palace Residences HillsideEmaar PropertiesAED 1,719,888
- GreencrestEmaar PropertiesAED 1,743,888
- RosehillEmaar PropertiesAED 1,756,888
- ParkwoodEmaar PropertiesAED 1,759,888
- Vida Residences HillsideEmaar PropertiesAED 1,827,888
- HillsedgeEmaar PropertiesAED 1,847,888
What each area is like
Al Jaddaf
A creekside district between Dubai Healthcare City and Business Bay, on the Green Line metro. Mid-rise apartment blocks at lower prices than neighbouring central districts.
Who it suits
- Yield-focused investors buying studios and one-beds
- Budget-conscious buyers wanting a central location
- Staff at Dubai Healthcare City and the airport
- Tenants who rely on the metro
In its favour
- Green Line metro at Al Jadaf and Creek stations; Creek is the planned Blue Line interchange
- About 15 minutes from Dubai International Airport and 12 from Dubai Mall (Bayut area guide)
- Lower entry prices than Business Bay, Downtown or Creek Harbour
Worth weighing
- Supply is heavy and concentrated in small units from a few developers, so new buildings compete directly for the same tenants
- Shipyards and dry docks still operate on part of the waterfront, and with 34 projects listed, building work on neighbouring plots is likely for years
Dubai Hills Estate
A 2,700-acre master community around an 18-hole golf course, between Downtown Dubai and Dubai Marina. Apartments, townhouses and villas, with its own mall, park, schools and hospital.
Who it suits
- Families wanting schools, a park and a mall close by
- Owner-occupiers planning to stay several years
- Golfers
- Investors letting to families and professionals
In its favour
- Complete community: mall, park, golf course, schools and a hospital are open
- Central position on Al Khail Road, about 20 minutes from Downtown Dubai and the airport
- Mix of apartments, townhouses and villas, unusual for a single community
Worth weighing
- No metro station; Bayut's guide puts the nearest Red Line stations about 20 minutes away by car
- Prices and rents are above the Dubai average for comparable homes
Al Jaddaf or Dubai Hills Estate: quick answers
Is Al Jaddaf or Dubai Hills Estate cheaper per square foot?
Al Jaddaf is cheaper on the published figures: AED 1,995 per sq ft against AED 2,400 in Dubai Hills Estate (Property Finder, from registered transactions, 12 months to 12 November 2026). Averages move with the mix of homes sold, so compare like with like before relying on the gap.
Which has the higher rental yield, Al Jaddaf or Dubai Hills Estate?
Dubai Hills Estate, on the published figures: a gross yield of 6.09% against 5.68% in Al Jaddaf (Property Finder, from registered transactions, 12 months to 12 November 2026). Gross yield is before service charges, empty months and fees, so the net return is lower.
What is the average rent in Al Jaddaf and Dubai Hills Estate?
New tenancy contracts average AED 84,273 a year in Al Jaddaf and AED 216,821 in Dubai Hills Estate (Property Finder, from registered tenancy contracts, 12 months to 12 November 2026). Both averages mix small and large homes.
Which is closer to Dubai International Airport, Al Jaddaf or Dubai Hills Estate?
Al Jaddaf, at about 15 minutes by car against about 20 minutes from Dubai Hills Estate. Drive times are approximate and vary with traffic.
Which is closer to Downtown Dubai, Al Jaddaf or Dubai Hills Estate?
Al Jaddaf, at about 12 minutes by car against about 20 minutes from Dubai Hills Estate. Drive times are approximate and vary with traffic.
Can foreigners buy property in Al Jaddaf and Dubai Hills Estate?
Al Jaddaf is a designated freehold area, open to buyers of any nationality. Dubai Hills Estate is a designated freehold area, open to buyers of any nationality. Sales in Dubai are registered with the DLD.
Which new developments can I buy in Al Jaddaf and Dubai Hills Estate?
In Al Jaddaf: Azizi Leily from AED 679,000, Azizi Jaddaf Beach Oasis from AED 720,000, Binghatti Spectre from AED 774,999 and Binghatti Starfall from AED 827,999. In Dubai Hills Estate: Palace Residences Hillside from AED 1,719,888, Greencrest from AED 1,743,888, Rosehill from AED 1,756,888 and Parkwood from AED 1,759,888.
More area comparisons
- Al Jaddaf vs Business Bay
- Al Jaddaf vs Downtown Dubai
- Al Jaddaf vs Dubai Creek Harbour
- Al Jaddaf vs Meydan
- Al Jaddaf vs Rashid Yachts & Marina
- Al Jaddaf vs Dubai Design District
- Al Jaddaf vs Ras Al Khor
- Al Jaddaf vs Sobha Hartland II
- Al Jaddaf vs DAMAC Lagoons
- Al Jaddaf vs Downtown Jebel Ali
- Al Jaddaf vs Jumeirah Golf Estates
- Al Jaddaf vs Jumeirah Lake Towers
Not sure which area fits?
Tell us your budget, your timing and whether you will live there or let it, and we will set the two areas against each other for you.
- Current price list and availability, direct from the developer
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- One salaried adviser, not on commission, from first call to handover
