Dubai Hills Estate or Town Square?
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
Town Square averages AED 1,502 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
Town Square shows a gross yield of 7.19% 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 104,095 in Town Square (Property Finder, from registered tenancy contracts, 12 months to 12 November 2026).
Closer to Downtown Dubai
Dubai Hills Estate is about 20 minutes from Downtown Dubai by car, against about 25 minutes from Town Square.
Side by side
| Measure | Dubai Hills Estate | Town Square |
|---|---|---|
| Emirate | Dubai | Dubai |
| Tenure | Freehold | Freehold |
| Price per sq ft | AED 2,400Property Finder, 12 months to 12 November 2026, 2,446 sales | AED 1,502Property Finder, 12 months to 12 November 2026, 1,973 sales |
| Gross rental yield | 6.09%Property Finder, 12 months to 12 November 2026, 2,446 sales | 7.19%Property Finder, 12 months to 12 November 2026, 1,973 sales |
| Average annual rent | AED 216,821Property Finder, 12 months to 12 November 2026, 7,295 contracts | AED 104,095Property Finder, 12 months to 12 November 2026, 6,505 contracts |
| Developments we list | 14 | 0 |
| Drive to Downtown Dubai | about 20 minutes | about 25 minutes |
| Drive to Dubai International Airport | about 20 minutes | about 31 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
Town Square
We do not list a development in Town Square 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
Town Square
Nshama's large mid-market community on Al Qudra Road: park-facing apartment blocks and townhouses, well-stocked with shops, and still launching new buildings every few months.
Who it suits
- Families on a mid-market budget
- First-time buyers who will live in the home
- Investors targeting family tenants
- Buyers who want an established community
In its favour
- Established community with supermarkets, around 90 shops and restaurants and a large central park
- One master developer controls design, phasing and community management
- Active resale market: 1,973 sale transactions in 12 months (Property Finder, checked 12 November 2026)
Worth weighing
- A steady pipeline: buildings are due for handover every few months from late 2026 to 2029, all with similar 1 to 3 bedroom layouts that will compete for the same tenants and resale buyers
- No metro; about 25 minutes to Downtown Dubai and 31 to Dubai International Airport by car, longer at peak times on Al Qudra Road
Dubai Hills Estate or Town Square: quick answers
Is Dubai Hills Estate or Town Square cheaper per square foot?
Town Square is cheaper on the published figures: AED 1,502 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 Town Square?
Town Square, on the published figures: a gross yield of 7.19% 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 Town Square?
New tenancy contracts average AED 216,821 a year in Dubai Hills Estate and AED 104,095 in Town Square (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 Town Square?
Dubai Hills Estate, at about 20 minutes by car against about 25 minutes from Town Square. Drive times are approximate and vary with traffic.
Which is closer to Dubai International Airport, Dubai Hills Estate or Town Square?
Dubai Hills Estate, at about 20 minutes by car against about 31 minutes from Town Square. Drive times are approximate and vary with traffic.
Can foreigners buy property in Dubai Hills Estate and Town Square?
Dubai Hills Estate is a designated freehold area, open to buyers of any nationality. Town Square 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 Town Square?
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 Town Square yet.
More area comparisons
- Business Bay vs Dubai Hills Estate
- Dubai Hills Estate vs Dubai Sports City
- Dubai Hills Estate vs Jumeirah Village Circle
- Dubai Hills Estate vs Meydan
- City Walk vs Dubai Hills Estate
- 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
