Dubai Hills Estate or Dubai Marina?
Side by side on published prices, yields, new developments and drive times.
Pictured: Greencrest 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 2,632 in Dubai Marina, about 9% 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 5.88% in Dubai Marina (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 128,305 in Dubai Marina (Property Finder, from registered tenancy contracts, 12 months to 12 November 2026).
Lower entry price
The lowest developer price we list in Dubai Hills Estate is AED 1,719,888 at Palace Residences Hillside, against AED 4,467,888 at Marina Shores in Dubai Marina.
Side by side
| Measure | Dubai Hills Estate | Dubai Marina |
|---|---|---|
| Emirate | Dubai | Dubai |
| Tenure | Freehold | Freehold |
| Price per sq ft | AED 2,400Property Finder, 12 months to 12 November 2026, 2,446 sales | AED 2,632Property Finder, 12 months to 12 November 2026, 2,150 sales |
| Gross rental yield | 6.09%Property Finder, 12 months to 12 November 2026, 2,446 sales | 5.88%Property Finder, 12 months to 12 November 2026, 2,150 sales |
| Average annual rent | AED 216,821Property Finder, 12 months to 12 November 2026, 7,295 contracts | AED 128,305Property Finder, 12 months to 12 November 2026, 15,781 contracts |
| Developments we list | 14 | 3 |
| Lowest developer price | AED 1,719,888Palace Residences Hillside | AED 4,467,888Marina Shores |
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
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
Dubai Marina
- Marina ShoresEmaar PropertiesAED 4,467,888
- Marina CoveEmaar PropertiesAED 4,575,888
- Six Senses Residences Dubai MarinaSelect GroupAED 5,760,000
What each area is like
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
Dubai Marina
Dubai's established high-rise waterfront district, built by Emaar around a three-kilometre canal. Mature, well connected by metro and tram, with only a handful of new towers left to come.
Who it suits
- Buy-to-let investors
- Young professionals
- Buyers who want metro and tram access
- Second-home owners wanting a lively, walkable base
In its favour
- Fully built waterfront district with a promenade, mall, restaurants and beach access nearby
- Red Line metro station and Dubai Tram within the district
- Established rental market: the district has been occupied since the mid-2000s
Worth weighing
- Older stock varies in quality. A fire in the 67-storey Marina Pinnacle in June 2025 displaced thousands of residents; check a tower's cladding, maintenance history and owners' association finances before buying a resale.
- New launches are priced well above neighbouring completed apartments, which caps resale upside until the gap closes.
Dubai Hills Estate or Dubai Marina: quick answers
Is Dubai Hills Estate or Dubai Marina cheaper per square foot?
Dubai Hills Estate is cheaper on the published figures: AED 2,400 per sq ft against AED 2,632 in Dubai Marina (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, Dubai Hills Estate or Dubai Marina?
Dubai Hills Estate, on the published figures: a gross yield of 6.09% against 5.88% in Dubai Marina (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 Dubai Hills Estate and Dubai Marina?
New tenancy contracts average AED 216,821 a year in Dubai Hills Estate and AED 128,305 in Dubai Marina (Property Finder, from registered tenancy contracts, 12 months to 12 November 2026). Both averages mix small and large homes.
Can foreigners buy property in Dubai Hills Estate and Dubai Marina?
Dubai Hills Estate is a designated freehold area, open to buyers of any nationality. Dubai Marina 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 Dubai Hills Estate and Dubai Marina?
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. In Dubai Marina: Marina Shores from AED 4,467,888, Marina Cove from AED 4,575,888 and Six Senses Residences Dubai Marina from AED 5,760,000.
More area comparisons
- Business Bay vs Dubai Hills Estate
- Dubai Hills Estate vs Dubai Sports City
- Dubai Hills Estate vs Jumeirah Village Circle
- Dubai Hills Estate vs Meydan
- City Walk vs Dubai Hills Estate
- Dubai Hills Estate vs Town Square
- Dubai Hills Estate vs Dubai Science Park
- Dubai Hills Estate vs Sobha Hartland II
- Al Jaddaf vs Dubai Hills Estate
- Dubai Creek Harbour vs Dubai Hills Estate
- Dubai Hills Estate vs Jumeirah Golf Estates
- Dubai Hills Estate vs Rashid Yachts & Marina
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
