Rendering of the shared facilities at Greencrest

Dubai Hills Estate or Tilal Al Ghaf?

Side by side on published prices, yields, new developments and drive times.

Where each one leadsAsk which suits you

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

    Tilal Al Ghaf averages AED 2,278 per sq ft against AED 2,400 in Dubai Hills Estate, about 5% 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 5.19% in Tilal Al Ghaf (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 Tilal Al Ghaf average AED 322,515 a year against AED 216,821 in Dubai Hills Estate (Property Finder, from registered tenancy contracts, 12 months to 12 November 2026).

  • Closer to Dubai International Airport

    Dubai Hills Estate is about 20 minutes from Dubai International Airport by car, against about 30 minutes from Tilal Al Ghaf.

Side by side

Dubai Hills Estate and Tilal Al Ghaf compared
MeasureDubai Hills EstateTilal Al Ghaf
EmirateDubaiDubai
TenureFreeholdFreehold
Price per sq ftAED 2,400Property Finder, 12 months to 12 November 2026, 2,446 salesAED 2,278Property Finder, 12 months to 12 November 2026, 357 sales
Gross rental yield6.09%Property Finder, 12 months to 12 November 2026, 2,446 sales5.19%Property Finder, 12 months to 12 November 2026, 357 sales
Average annual rentAED 216,821Property Finder, 12 months to 12 November 2026, 7,295 contractsAED 322,515Property Finder, 12 months to 12 November 2026, 1,350 contracts
Developments we list140
Drive to Dubai International Airportabout 20 minutesabout 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

All developments in Dubai Hills Estate

Tilal Al Ghaf

We do not list a development in Tilal Al Ghaf yet.

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
Area guide: Dubai Hills Estate

Tilal Al Ghaf

Majid Al Futtaim's lagoon-centred villa community off Hessa Street, near Dubai Sports City. Largely sold through, so most buying today is resale.

Who it suits

  • Families wanting villas with a school on site
  • Buyers who value a finished master plan
  • Resale purchasers of completed homes
  • High-budget buyers of waterfront mansions

In its favour

  • Planned for more than 6,500 freehold homes around a 70,000 sq m swimmable lagoon
  • 18 km of walking trails and 11 km of cycling track, according to the developer
  • The Royal Grammar School Guildford Dubai operates inside the community

Worth weighing

  • No developer stock was listed on Property Finder on 12 November 2026: purchases are resale, with resale pricing and the 4% Dubai Land Department transfer fee payable in full
  • Later phases (Plagette 32, Amara, Serenity Mansions, Bo Monde) are still under construction, so parts of the site will see building work for some time
Area guide: Tilal Al Ghaf

Dubai Hills Estate or Tilal Al Ghaf: quick answers

Is Dubai Hills Estate or Tilal Al Ghaf cheaper per square foot?

Tilal Al Ghaf is cheaper on the published figures: AED 2,278 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 Tilal Al Ghaf?

Dubai Hills Estate, on the published figures: a gross yield of 6.09% against 5.19% in Tilal Al Ghaf (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 Tilal Al Ghaf?

New tenancy contracts average AED 216,821 a year in Dubai Hills Estate and AED 322,515 in Tilal Al Ghaf (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 Tilal Al Ghaf?

Dubai Hills Estate, at about 20 minutes by car against about 30 minutes from Tilal Al Ghaf. Drive times are approximate and vary with traffic.

Can foreigners buy property in Dubai Hills Estate and Tilal Al Ghaf?

Dubai Hills Estate is a designated freehold area, open to buyers of any nationality. Tilal Al Ghaf 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 Tilal Al Ghaf?

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. We do not list a development in Tilal Al Ghaf yet.

More area comparisons

Your next step

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