Dubai Hills Estate or Dubai Sports City?
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 Sports City averages AED 1,393 per sq ft against AED 2,400 in Dubai Hills Estate, about 42% less (Property Finder, from registered transactions, 12 months to 12 November 2026).
Higher gross yield
Dubai Sports City shows a gross yield of 7.93% 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 68,470 in Dubai Sports City (Property Finder, from registered tenancy contracts, 12 months to 12 November 2026).
Lower entry price
The lowest developer price we list in Dubai Sports City is AED 879,000 at Aspirz by Danube, against AED 1,719,888 at Palace Residences Hillside in Dubai Hills Estate.
Closer to Dubai International Airport
Dubai Hills Estate is about 20 minutes from Dubai International Airport by car, against about 27 minutes from Dubai Sports City.
Side by side
| Measure | Dubai Hills Estate | Dubai Sports City |
|---|---|---|
| Emirate | Dubai | Dubai |
| Tenure | Freehold | Freehold |
| Price per sq ft | AED 2,400Property Finder, 12 months to 12 November 2026, 2,446 sales | AED 1,393Property Finder, 12 months to 12 November 2026, 2,850 sales |
| Gross rental yield | 6.09%Property Finder, 12 months to 12 November 2026, 2,446 sales | 7.93%Property Finder, 12 months to 12 November 2026, 2,850 sales |
| Average annual rent | AED 216,821Property Finder, 12 months to 12 November 2026, 7,295 contracts | AED 68,470Property Finder, 12 months to 12 November 2026, 9,529 contracts |
| Developments we list | 14 | 2 |
| Lowest developer price | AED 1,719,888Palace Residences Hillside | AED 879,000Aspirz by Danube |
| Drive to Dubai International Airport | about 20 minutes | about 27 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
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 Sports City
- Aspirz by DanubeDanube PropertiesAED 879,000
- Azizi GrandAzizi DevelopmentsAED 1,104,000
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 Sports City
Established apartment and villa district built around Dubai International Cricket Stadium and The Els Club golf course, with a new wave of budget towers under construction.
Who it suits
- Budget apartment investors
- Tenants and owners who use the sports facilities
- Families looking at Victory Heights villas
- Buyers wanting an established district at JVC-level prices
In its favour
- Existing community with schools, clinics, a golf course and an international cricket stadium
- Direct access to Sheikh Mohammed Bin Zayed Road, with Al Khail Road minutes away
- Entry prices for new studios from about AED 600,000 (Property Finder, November 2026)
Worth weighing
- No metro: Bayut puts the nearest station about 12 minutes away by car, so residents need a vehicle or rely on buses
- A cluster of new towers, most of them studios and one-bedroom flats, is due between 2027 and 2028 and will compete with a large existing stock of older apartments
Dubai Hills Estate or Dubai Sports City: quick answers
Is Dubai Hills Estate or Dubai Sports City cheaper per square foot?
Dubai Sports City is cheaper on the published figures: AED 1,393 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, Dubai Hills Estate or Dubai Sports City?
Dubai Sports City, on the published figures: a gross yield of 7.93% 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 Dubai Hills Estate and Dubai Sports City?
New tenancy contracts average AED 216,821 a year in Dubai Hills Estate and AED 68,470 in Dubai Sports City (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, Dubai Hills Estate or Dubai Sports City?
Dubai Hills Estate, at about 20 minutes by car against about 27 minutes from Dubai Sports City. Drive times are approximate and vary with traffic.
Can foreigners buy property in Dubai Hills Estate and Dubai Sports City?
Dubai Hills Estate is a designated freehold area, open to buyers of any nationality. Dubai Sports City 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 Sports City?
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 Sports City: Aspirz by Danube from AED 879,000 and Azizi Grand from AED 1,104,000.
More area comparisons
- Business Bay vs Dubai Hills Estate
- 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
- Dubai Hills Estate vs Dubai 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.
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