Business Bay or Dubai Hills Estate?
Side by side on published prices, yields, new developments and drive times.
Pictured: Avarra by Palace by Emaar Properties
Where each one leads
Drawn only from published figures and the developments we list, each with its source.
Lower price per sq ft
Dubai Hills Estate averages AED 2,400 per sq ft against AED 2,448 in Business Bay, about 2% less (Property Finder, from registered transactions, 12 months to 12 November 2026).
Higher gross yield
Business Bay shows a gross yield of 6.85% against 6.09% in Dubai Hills Estate (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 105,698 in Business Bay (Property Finder, from registered tenancy contracts, 12 months to 12 November 2026).
Lower entry price
The lowest developer price we list in Business Bay is AED 1,175,000 at Bayz 101 by Danube, against AED 1,719,888 at Palace Residences Hillside in Dubai Hills Estate.
Closer to Downtown Dubai
Business Bay is about 5 minutes from Downtown Dubai by car, against about 20 minutes from Dubai Hills Estate.
Side by side
| Measure | Business Bay | Dubai Hills Estate |
|---|---|---|
| Emirate | Dubai | Dubai |
| Tenure | Freehold | Freehold |
| Price per sq ft | AED 2,448Property Finder, 12 months to 12 November 2026, 5,741 sales | AED 2,400Property Finder, 12 months to 12 November 2026, 2,446 sales |
| Gross rental yield | 6.85%Property Finder, 12 months to 12 November 2026, 5,741 sales | 6.09%Property Finder, 12 months to 12 November 2026, 2,446 sales |
| Average annual rent | AED 105,698Property Finder, 12 months to 12 November 2026, 20,729 contracts | AED 216,821Property Finder, 12 months to 12 November 2026, 7,295 contracts |
| Developments we list | 15 | 14 |
| Lowest developer price | AED 1,175,000Bayz 101 by Danube | AED 1,719,888Palace Residences Hillside |
| Drive to Downtown Dubai | about 5 minutes | about 20 minutes |
| Drive to Dubai International Airport | about 15 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
Business Bay
- Bayz 101 by DanubeDanube PropertiesAED 1,175,000
- Binghatti SkyhallBinghattiAED 1,304,000
- Binghatti AquariseBinghattiAED 2,000,000
- Bayz 102 by DanubeDanube PropertiesAED 2,400,000
- Binghatti SkyriseBinghattiAED 2,544,999
- Canal Heights 2 de GRISOGONODAMAC PropertiesAED 2,828,000
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
Business Bay
A dense high-rise district along the Dubai Water Canal, next to Downtown Dubai. Apartments and serviced residences at every price point, from studios to canal-front penthouses.
Who it suits
- Investors wanting a liquid central rental market
- Professionals working in Downtown or DIFC
- Buyers priced out of Downtown Dubai
- Short-stay rental operators
In its favour
- About five minutes by car from Downtown Dubai and 15 minutes from Dubai International Airport (Bayut area guide)
- Red Line metro at Business Bay station
- Dubai Water Canal promenade for walking, running and waterside restaurants
Worth weighing
- New towers keep launching and completing here; S&P expected Dubai apartment prices to fall further than villa prices because of the supply pipeline (The National, 7 October 2026)
- Build quality and management vary sharply from tower to tower; compare the specific building, not the district
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
Business Bay or Dubai Hills Estate: quick answers
Is Business Bay or Dubai Hills Estate cheaper per square foot?
Dubai Hills Estate is cheaper on the published figures: AED 2,400 per sq ft against AED 2,448 in Business Bay (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, Business Bay or Dubai Hills Estate?
Business Bay, on the published figures: a gross yield of 6.85% against 6.09% in Dubai Hills Estate (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 Business Bay and Dubai Hills Estate?
New tenancy contracts average AED 105,698 a year in Business Bay 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 Downtown Dubai, Business Bay or Dubai Hills Estate?
Business Bay, at about 5 minutes by car against about 20 minutes from Dubai Hills Estate. Drive times are approximate and vary with traffic.
Which is closer to Dubai International Airport, Business Bay or Dubai Hills Estate?
Business Bay, at about 15 minutes by car against about 20 minutes from Dubai Hills Estate. Drive times are approximate and vary with traffic.
Can foreigners buy property in Business Bay and Dubai Hills Estate?
Business Bay 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 Business Bay and Dubai Hills Estate?
In Business Bay: Bayz 101 by Danube from AED 1,175,000, Binghatti Skyhall from AED 1,304,000, Binghatti Aquarise from AED 2,000,000 and Bayz 102 by Danube from AED 2,400,000. 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
- Business Bay vs Downtown Dubai
- Business Bay vs Dubai Creek Harbour
- Business Bay vs Dubai Maritime City
- Business Bay vs Meydan
- Business Bay vs Nad Al Sheba
- Business Bay vs City Walk
- Business Bay vs Dubai Design District
- Business Bay vs DIFC
- Business Bay vs Sheikh Zayed Road
- Business Bay vs Sobha Hartland II
- Business Bay vs Jumeirah Golf Estates
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
- No fee to you on off-plan purchases: the developer pays us
- One salaried adviser, not on commission, from first call to handover
