Dubai Hills Estate or Meydan?
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
Meydan averages AED 2,050 per sq ft against AED 2,400 in Dubai Hills Estate, about 15% less (Property Finder, from registered transactions, 12 months to 12 November 2026).
Higher gross yield
Meydan shows a gross yield of 7.04% 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 73,787 in Meydan (Property Finder, from registered tenancy contracts, 12 months to 12 November 2026).
Lower entry price
The lowest developer price we list in Meydan is AED 1,219,000 at Azizi Riviera, against AED 1,719,888 at Palace Residences Hillside in Dubai Hills Estate.
Closer to Downtown Dubai
Meydan is about 16 minutes from Downtown Dubai by car, against about 20 minutes from Dubai Hills Estate.
Side by side
| Measure | Dubai Hills Estate | Meydan |
|---|---|---|
| Emirate | Dubai | Dubai |
| Tenure | Freehold | Freehold |
| Price per sq ft | AED 2,400Property Finder, 12 months to 12 November 2026, 2,446 sales | AED 2,050Property Finder, 12 months to 12 November 2026, 1,818 sales |
| Gross rental yield | 6.09%Property Finder, 12 months to 12 November 2026, 2,446 sales | 7.04%Property Finder, 12 months to 12 November 2026, 1,818 sales |
| Average annual rent | AED 216,821Property Finder, 12 months to 12 November 2026, 7,295 contracts | AED 73,787Property Finder, 12 months to 12 November 2026, 9,025 contracts |
| Developments we list | 14 | 6 |
| Lowest developer price | AED 1,719,888Palace Residences Hillside | AED 1,219,000Azizi Riviera |
| Drive to Downtown Dubai | about 20 minutes | about 16 minutes |
| Drive to Dubai International Airport | about 20 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
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
Meydan
- Azizi RivieraAzizi DevelopmentsAED 1,219,000
- Riviera BeachfrontAzizi DevelopmentsAED 1,258,500
- Everly PlaceEllington PropertiesAED 1,940,000
- Riviera RêveAzizi DevelopmentsAED 2,357,355
- KnightsbridgeLEOS DevelopmentsAED 7,940,000
- Knightsbridge 2LEOS DevelopmentsAED 13,800,000
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
Meydan
The large development zone around Meydan Racecourse, south of Downtown Dubai. Lagoon-side apartments, villas and dozens of new towers from many developers, with little public transport.
Who it suits
- Investors buying smaller apartments below Business Bay prices
- Families looking at villas near the city centre
- Buyers who drive and want quick access to Al Khail Road
- Those comfortable with a district still under construction
In its favour
- About 16 minutes by car from Burj Khalifa and 20 from Dubai International Airport (Bayut area guide)
- Direct access to Al Khail Road and Ras Al Khor Road
- Lower apartment entry prices than Downtown Dubai or Business Bay
Worth weighing
- Very large pipeline: 73 new and off-plan projects on Property Finder in November 2026, many from smaller developers whose delivery record needs checking one by one
- Limited public transport and no metro station in the area today
Dubai Hills Estate or Meydan: quick answers
Is Dubai Hills Estate or Meydan cheaper per square foot?
Meydan is cheaper on the published figures: AED 2,050 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 Meydan?
Meydan, on the published figures: a gross yield of 7.04% 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 Meydan?
New tenancy contracts average AED 216,821 a year in Dubai Hills Estate and AED 73,787 in Meydan (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 Meydan?
Meydan, at about 16 minutes by car against about 20 minutes from Dubai Hills Estate. Drive times are approximate and vary with traffic.
Which is closer to Dubai International Airport, Dubai Hills Estate or Meydan?
Both are about 20 minutes from Dubai International Airport by car. Drive times are approximate and vary with traffic.
Can foreigners buy property in Dubai Hills Estate and Meydan?
Dubai Hills Estate is a designated freehold area, open to buyers of any nationality. Meydan 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 Meydan?
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 Meydan: Azizi Riviera from AED 1,219,000, Riviera Beachfront from AED 1,258,500, Everly Place from AED 1,940,000 and Riviera Rêve from AED 2,357,355.
More area comparisons
- Business Bay vs Dubai Hills Estate
- Dubai Hills Estate vs Dubai Sports City
- Dubai Hills Estate vs Jumeirah Village Circle
- 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.
- 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
