City Walk or Dubai Hills Estate?
Side by side on published prices, yields, new developments and drive times.
Illustrative image
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 3,072 in City Walk, about 22% 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 4.98% in City Walk (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 213,344 in City Walk (Property Finder, from registered tenancy contracts, 12 months to 12 November 2026).
Closer to Dubai International Airport
City Walk is about 15 minutes from Dubai International Airport by car, against about 20 minutes from Dubai Hills Estate.
Side by side
| Measure | City Walk | Dubai Hills Estate |
|---|---|---|
| Emirate | Dubai | Dubai |
| Tenure | Freehold | Freehold |
| Price per sq ft | AED 3,072Property Finder, 12 months to 12 November 2026, 729 sales | AED 2,400Property Finder, 12 months to 12 November 2026, 2,446 sales |
| Gross rental yield | 4.98%Property Finder, 12 months to 12 November 2026, 729 sales | 6.09%Property Finder, 12 months to 12 November 2026, 2,446 sales |
| Average annual rent | AED 213,344Property Finder, 12 months to 12 November 2026, 1,194 contracts | AED 216,821Property Finder, 12 months to 12 November 2026, 7,295 contracts |
| Developments we list | 0 | 14 |
| 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
City Walk
We do not list a development in City Walk yet.
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
City Walk
Meraas's low- and mid-rise retail and residential quarter in Al Wasl, between Jumeirah and Downtown Dubai. A small, expensive apartment market with shops and restaurants at street level.
Who it suits
- Owner-occupiers who want a walkable central neighbourhood
- Second-home buyers
- Buyers who prefer mid-rise buildings to towers
- Investors targeting high-end tenants
In its favour
- Walkable streets with shops, restaurants, clinics and a university on the doorstep
- Between Jumeirah's beaches and Downtown Dubai: about seven minutes by car to either (Meraas)
- Single master developer and limited residential supply
Worth weighing
- High entry prices: one-bedroom flats in Crestlane from about AED 2.7 million
- Arena events and visitor numbers bring traffic and noise on some evenings; Bayut's guide notes heavy traffic
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
City Walk or Dubai Hills Estate: quick answers
Is City Walk 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 3,072 in City Walk (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, City Walk or Dubai Hills Estate?
Dubai Hills Estate, on the published figures: a gross yield of 6.09% against 4.98% in City Walk (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 City Walk and Dubai Hills Estate?
New tenancy contracts average AED 213,344 a year in City Walk 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, City Walk or Dubai Hills Estate?
City Walk, 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 City Walk and Dubai Hills Estate?
City Walk 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 City Walk and Dubai Hills Estate?
We do not list a development in City Walk yet. 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
- Business Bay vs City Walk
- City Walk vs Downtown Dubai
- City Walk vs Dubai Maritime City
- City Walk vs Dubai Design District
- City Walk vs Dubai Creek Harbour
- City Walk vs Rashid Yachts & Marina
- City Walk vs Nad Al Sheba
- City Walk vs Palm Jumeirah
- City Walk vs Dubai Marina
- Business Bay vs Dubai Hills Estate
- Dubai Hills Estate vs Dubai Sports City
- Dubai Hills Estate vs Jumeirah Village Circle
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
