Dubai Hills Estate or Jumeirah Village Circle?
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 Village Circle averages AED 1,516 per sq ft against AED 2,400 in Dubai Hills Estate, about 37% less (Property Finder, from registered transactions, 12 months to 12 November 2026).
Higher gross yield
Jumeirah Village Circle shows a gross yield of 7.51% 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 75,101 in Jumeirah Village Circle (Property Finder, from registered tenancy contracts, 12 months to 12 November 2026).
Lower entry price
The lowest developer price we list in Jumeirah Village Circle is AED 1,100,000 at Serenz by Danube, against AED 1,719,888 at Palace Residences Hillside in Dubai Hills Estate.
Closer to Downtown Dubai
Dubai Hills Estate is about 20 minutes from Downtown Dubai by car, against about 22 minutes from Jumeirah Village Circle.
Side by side
| Measure | Dubai Hills Estate | Jumeirah Village Circle |
|---|---|---|
| Emirate | Dubai | Dubai |
| Tenure | Freehold | Freehold |
| Price per sq ft | AED 2,400Property Finder, 12 months to 12 November 2026, 2,446 sales | AED 1,516Property Finder, 12 months to 12 November 2026, 10,910 sales |
| Gross rental yield | 6.09%Property Finder, 12 months to 12 November 2026, 2,446 sales | 7.51%Property Finder, 12 months to 12 November 2026, 10,910 sales |
| Average annual rent | AED 216,821Property Finder, 12 months to 12 November 2026, 7,295 contracts | AED 75,101Property Finder, 12 months to 12 November 2026, 33,302 contracts |
| Developments we list | 14 | 4 |
| Lowest developer price | AED 1,719,888Palace Residences Hillside | AED 1,100,000Serenz by Danube |
| Drive to Downtown Dubai | about 20 minutes | about 22 minutes |
| Drive to Dubai International Airport | about 20 minutes | about 25 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
Jumeirah Village Circle
- Serenz by DanubeDanube PropertiesAED 1,100,000
- Binghatti EthereaBinghattiAED 1,199,999
- Binghatti AuroraBinghattiAED 1,474,999
- Binghatti RoyaleBinghattiAED 1,599,999
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 Village Circle
Dubai's busiest mid-market apartment district, between Al Khail Road and Sheikh Mohammed Bin Zayed Road. Low entry prices, hundreds of competing projects and no metro.
Who it suits
- Buyers with budgets under AED 1.5 million
- Investors seeking rental income from young professionals
- First-time buyers who need a central location
- Buyers who will compare several buildings carefully
In its favour
- Central position between two main highways: about 22 minutes to Downtown Dubai and 20 to Dubai Marina
- Among the lowest entry prices for freehold apartments in central new Dubai
- Established amenities: Circle Mall, more than 30 parks, schools and nurseries
Worth weighing
- Heavy supply of studios and one-bedroom flats: 238 new projects were listed on Property Finder on 12 November 2026, which limits rent and resale growth for generic units
- No metro station; the nearest are on the Route 2020 line at Al Furjan and Discovery Gardens
Dubai Hills Estate or Jumeirah Village Circle: quick answers
Is Dubai Hills Estate or Jumeirah Village Circle cheaper per square foot?
Jumeirah Village Circle is cheaper on the published figures: AED 1,516 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 Village Circle?
Jumeirah Village Circle, on the published figures: a gross yield of 7.51% 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 Village Circle?
New tenancy contracts average AED 216,821 a year in Dubai Hills Estate and AED 75,101 in Jumeirah Village Circle (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 Village Circle?
Dubai Hills Estate, at about 20 minutes by car against about 22 minutes from Jumeirah Village Circle. Drive times are approximate and vary with traffic.
Which is closer to Dubai International Airport, Dubai Hills Estate or Jumeirah Village Circle?
Dubai Hills Estate, at about 20 minutes by car against about 25 minutes from Jumeirah Village Circle. Drive times are approximate and vary with traffic.
Can foreigners buy property in Dubai Hills Estate and Jumeirah Village Circle?
Dubai Hills Estate is a designated freehold area, open to buyers of any nationality. Jumeirah Village Circle 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 Village Circle?
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 Village Circle: Serenz by Danube from AED 1,100,000, Binghatti Etherea from AED 1,199,999, Binghatti Aurora from AED 1,474,999 and Binghatti Royale from AED 1,599,999.
More area comparisons
- Business Bay vs Dubai Hills Estate
- Dubai Hills Estate vs Dubai Sports City
- 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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