Dubai Hills Estate or Jumeirah Golf Estates?
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
Jumeirah Golf Estates averages AED 2,179 per sq ft against AED 2,400 in Dubai Hills Estate, about 9% less (Property Finder, from registered transactions, 12 months to 12 November 2026).
Higher gross yield
Jumeirah Golf Estates shows a gross yield of 6.52% 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 Jumeirah Golf Estates average AED 425,146 a year against AED 216,821 in Dubai Hills Estate (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 6,142,650 at D Villas in Jumeirah Golf Estates.
Closer to Downtown Dubai
Dubai Hills Estate is about 20 minutes from Downtown Dubai by car, against about 30 minutes from Jumeirah Golf Estates.
Side by side
| Measure | Dubai Hills Estate | Jumeirah Golf Estates |
|---|---|---|
| Emirate | Dubai | Dubai |
| Tenure | Freehold | Freehold |
| Price per sq ft | AED 2,400Property Finder, 12 months to 12 November 2026, 2,446 sales | AED 2,179Property Finder, 12 months to 12 November 2026, 622 sales |
| Gross rental yield | 6.09%Property Finder, 12 months to 12 November 2026, 2,446 sales | 6.52%Property Finder, 12 months to 12 November 2026, 622 sales |
| Average annual rent | AED 216,821Property Finder, 12 months to 12 November 2026, 7,295 contracts | AED 425,146Property Finder, 12 months to 12 November 2026, 801 contracts |
| Developments we list | 14 | 1 |
| Lowest developer price | AED 1,719,888Palace Residences Hillside | AED 6,142,650D Villas |
| Drive to Downtown Dubai | about 20 minutes | about 30 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
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
Jumeirah Golf Estates
Gated golf community on Sheikh Mohammed Bin Zayed Road with two championship courses and its own metro station, now being extended by Wasl with a large second phase.
Who it suits
- Golfers and families wanting a gated villa estate
- Buyers with budgets above AED 5 million
- Owner-occupiers planning a long hold
- Buyers who want a villa near a metro station
In its favour
- Two championship courses: Earth, host of the DP World Tour Championship, and Fire
- Gated estate with mature landscaping and a completed first phase to inspect
- Own station on the Route 2020 metro line
Worth weighing
- The Next Chapter plans 12,345 new residences, more than 10,000 of them apartments: the low-density character of the original estate will change and construction will continue for years
- Few shops or restaurants inside the gates; the nearest mall is about 15 minutes away
Dubai Hills Estate or Jumeirah Golf Estates: quick answers
Is Dubai Hills Estate or Jumeirah Golf Estates cheaper per square foot?
Jumeirah Golf Estates is cheaper on the published figures: AED 2,179 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 Jumeirah Golf Estates?
Jumeirah Golf Estates, on the published figures: a gross yield of 6.52% 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 Jumeirah Golf Estates?
New tenancy contracts average AED 216,821 a year in Dubai Hills Estate and AED 425,146 in Jumeirah Golf Estates (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, Dubai Hills Estate or Jumeirah Golf Estates?
Dubai Hills Estate, at about 20 minutes by car against about 30 minutes from Jumeirah Golf Estates. Drive times are approximate and vary with traffic.
Can foreigners buy property in Dubai Hills Estate and Jumeirah Golf Estates?
Dubai Hills Estate is a designated freehold area, open to buyers of any nationality. Jumeirah Golf Estates 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 Jumeirah Golf Estates?
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 Jumeirah Golf Estates: D Villas from AED 6,142,650.
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- Dubai Hills Estate vs Dubai Science Park
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- Al Jaddaf vs Dubai Hills Estate
- Dubai Creek Harbour vs Dubai Hills Estate
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- 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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