DAMAC Fiora DAMAC Hills 2 Dubai

DAMAC Fiora is a completed low-rise apartment block in the Golf Verde cluster of DAMAC Hills 2 (the community launched as Akoya Oxygen), off Al Qudra Road in Dubailand. It has studios from 291 sq ft, 1 BHK from 421 sq ft and 2 BHK from 698 sq ft, and it is occupied: the units on the market are resales.

Resale asks seen in September 2026 start near AED 393,000 (about Rs 1.01 crore) for a 422 sq ft one-bed, with the community's average rate quoted at about AED 788 per sq ft. The source listing for the project carries no price and the developer prices on request, so the figures on this page are the portals' resale asks. A 1 BHK is quoted at about AED 40,000 a year in rent, which is the reason most buyers look at it. See our Dubai section, the projects list, and the community's other clusters we track: Natura, Verona and Prestige Villas.

At a glance

Price and unit pricing

There is no developer price list for a finished building, so the table is built from resale asks and the rates the portals derive from them. Three asks were visible in search results in September 2026:

Read the spread carefully. The AED 788 average is a portal figure across all Fiora listings and is lower than any of the three asks above, which means the asks that were visible are at the top of the building's range, or the average is dated, or both. Either way the honest statement is that Fiora trades somewhere between AED 790 and 1,350 per sq ft depending on floor, view and how motivated the seller is, and that the smallest units carry the highest rate per foot, as they do everywhere in Dubai.

Against the community, that is cheap. DAMAC Hills 2 as a whole is quoted near AED 1,055 per sq ft on resale, and the neighbouring first DAMAC Hills at a median around AED 1,060. Against the city, it is close to the floor: Dubai's mainstream apartment districts (JVC, Dubai South, Arjan) now start above AED 1,000 per sq ft for new stock. The trade is location, and it is a big one.

Payment plan and total cost

Fiora was sold off-plan on a three-year plan with 10% down. That plan is history. Every unit on the market now is a ready resale, paid at transfer, either in cash or with a mortgage of up to 80% of value for a UAE resident and typically 50 to 75% for a non-resident. The seller's title deed, a DAMAC no-objection certificate and the owners' association's clearance are the documents that move it.

Worked on the entry 1 BHK at AED 393,000:

The running cost is the number nobody prints. No service charge for Fiora is published by the sources checked; DAMAC Hills 2 apartment buildings are quoted in the AED 10 to 16 per sq ft a year band, which on 422 sq ft is about AED 4,000 to 7,000. Against a rent of about AED 40,000 that is 10 to 17% of gross, in line with the Dubai average, and it leaves a net yield around 6% before a management fee. Get the DLD-approved budget from Mollak before you offer; it is the one figure that changes the maths.

Location and connectivity

DAMAC Hills 2 sits deep in Dubailand on Al Qudra Road, past the first DAMAC Hills and past Arabian Ranches III. That is the point of the price and the reason for the caveats. Downtown and Business Bay are about 35 to 45 minutes by car depending on the hour; Dubai Outlet Mall is about 20 minutes, Global Village and IMG Worlds about 25, Al Maktoum International Airport about 35. There is no Metro and no realistic prospect of one, so every tenant drives.

Inside the gates the community is unusually complete for the price: the Malibu Bay wave pool, cricket and football pitches, a skate park, a lazy river and a retail centre with a supermarket and clinics. The tenant pool is people who work in the south and west of the city (Dubai South, Jebel Ali, the Expo district) and people who trade a commute for a much lower rent than JVC or Al Furjan.

Amenities and specifications

Fiora is a low-rise block with glass-fronted balconies, a resort-style pool, a gym and an outdoor running track of its own. Units are sold unfurnished with DAMAC's standard mid-market finish of the 2018 to 2020 delivery cycle: tiled floors, fitted kitchens, built-in wardrobes. On a resale the brochure is irrelevant; inspect the unit, and ask the owners' association about the building's snagging and maintenance history, since blocks of this cycle in DAMAC Hills 2 have had mixed reviews on finishing.

About the developer

DAMAC Properties, founded in 2002, is one of the largest private developers in Dubai, with 50,000 homes handed over, more than 54,000 under construction and 8,800 units delivered in 2026. DAMAC Hills 2 was launched as Akoya Oxygen in 2014 and delivered in phases through 2018 to 2023; Fiora is part of the Golf Verde apartment clusters of that programme. DLD data shows an average 6 to 12 month delay on DAMAC projects delivered in 2023 and 2024, which is relevant to its current launches and not to a finished building. What is relevant here is that DAMAC still owns land inside the community and keeps launching clusters, so the buyer of a Fiora resale competes with the developer's own new stock at every exit.

For Indian buyers

DAMAC Hills 2 is a freehold community, so an Indian citizen owns here outright with a Dubai Land Department title deed, and there is no annual property tax and no tax on the rent in the UAE. At AED 393,000 the whole purchase is about USD 107,000, comfortably inside one person's Liberalised Remittance Scheme allowance of USD 250,000 a financial year; the fees on top take it to about USD 115,000. Tax collected at source applies to remittances above the current threshold and is credited against your Indian tax.

The unit does not reach the AED 2 million Golden Visa threshold, and even the largest Fiora two-bed is a fraction of it. If the visa matters, the route is several units, or one here plus a larger purchase elsewhere, since the DLD lets you aggregate. Rent from Dubai is taxable in India for a resident at slab rates as income from house property, with the standard 30% deduction, and the asset goes into Schedule FA of your return. At a rent of about AED 40,000 (roughly Rs 10.3 lakh) that is a modest but real line on the return.

Pros

• One of the lowest entry prices for a finished, freehold apartment in Dubai: about AED 393,000
• A quoted gross yield near 7%, at a rent of about AED 40,000 a year on a 1 BHK
• Completed and occupied, so no construction risk and rent from the day of transfer
• Sits inside a large, amenity-heavy master community rather than on a standalone plot
• Small unit sizes keep the service charge bill low in absolute terms

Cons

• No Metro and a 35 to 45 minute drive to Downtown; tenants are car-dependent
• Studios of 291 sq ft and 1 BHKs of 421 sq ft are at the compact end of the Dubai market and let mainly to single tenants
• Resale liquidity in DAMAC Hills 2 apartments is thinner than in JVC or Dubai South at the same price
• DAMAC continues to launch new clusters in the community, which competes with your resale
• No published service-charge figure for the block; get the Mollak budget before you offer

Who this is for

• First-time overseas investors who want the cheapest ready, freehold unit with a tenant in it
• Buyers sizing a purchase under one person's USD 250,000 LRS allowance
• Yield-first buyers who accept a Dubailand address for a 7% headline

Who should look elsewhere

• Anyone who needs Metro access or a short commute to Downtown or the Marina
• Buyers who want a Golden Visa from a single unit, which needs AED 2 million
• Buyers who expect capital growth to match the coastal communities

Our verdict

Fiora is the kind of unit the Dubai market sells to first-time overseas investors, and it is worth being clear about what that means. The entry price is real, the yield is real and the building is finished, so the numbers on this page are not a promise. What you are buying is a small apartment in an inland community with no Metro, where tenant demand is steady but the tenant is almost always a single professional or a couple on a budget, and where the resale buyer is another investor rather than a family. That keeps the price low and the yield high, and it also caps the upside: DAMAC Hills 2 apartments have not appreciated the way the coastal communities have, and the developer keeps adding supply inside the gates. If you buy for the 7% and hold for the rent, the arithmetic works. If you buy expecting to sell to an end-user in three years at a premium, this is the wrong building.

A clean, cheap, ready yield unit. Buy the 1 BHK rather than the studio if you can stretch to it, get the Mollak service-charge budget before you offer, and treat the AED 788 per sq ft rate as fair rather than a bargain. Do not buy here for capital growth or a visa.

Talk to Realty Hunting for the current price list, the developer's latest payment plan and a site-visit plan.

Run this project's numbers yourself. The calculator opens on the price and unit size above; change the currency, the rent or the mortgage and it recalculates the fees, the cash you need on day one and the net rent.

FAQs

What does an apartment at DAMAC Fiora cost?

Resale asks seen in September 2026 start near AED 393,000 for a 422 sq ft 1 BHK and AED 395,000 for a 293 sq ft studio, with a 698 sq ft 1 BHK at about AED 830,000. The community's average resale rate is quoted near AED 788 per sq ft. The developer prices on request and the source listing carries no figure.

Is Fiora ready to move in?

Yes. The block is complete and occupied; units are listed for sale and for rent on the main portals. There is no construction to wait for and no payment plan: a purchase is a resale settled at transfer, with or without a mortgage.

What rent and yield does it earn?

A 1 BHK is quoted at about AED 40,000 a year, which on a purchase near AED 560,000 gives a gross yield of about 7.1%. Net of service charge and a management fee, expect a point or so less. Studios in the community tend to yield slightly more and let slightly more slowly.

What are the buying costs?

The 4% DLD transfer fee, about AED 4,200 in trustee and title-deed fees, and a 2% agency commission on a resale. On a AED 393,000 unit that is about AED 28,000 on top of the price before the first year's service charge.

What is the service charge?

No figure for the block is printed by the sources checked. DAMAC Hills 2 apartments are quoted at roughly AED 10 to 16 per sq ft a year, so a 422 sq ft 1 BHK would run about AED 4,000 to 7,000. The exact number is the DLD-approved budget on Mollak; ask the agent for it.

Does Fiora qualify for a Golden Visa?

Not on its own. The ten-year visa needs AED 2 million of property, and a single Fiora unit is a fraction of that. Several units, or a unit here plus a larger one elsewhere, can be combined to reach the threshold.

Can an Indian citizen buy here, and how does the money go out?

Yes. DAMAC Hills 2 is a freehold community, so any nationality owns outright with a DLD title deed. At AED 393,000, about USD 107,000, the whole purchase fits inside one person's annual LRS allowance of USD 250,000. Rent earned is taxable in India for a resident, and the property is declared in Schedule FA.

Is DAMAC a safe developer?

For a finished building the question is largely moot: the risk you carry is the building's management, not the developer's delivery. DAMAC has handed over 50,000 homes; its recent projects have shown 6 to 12 month delays on DLD data, which matters for its off-plan launches, not for a completed resale like this one.

Compare with other Dubai projects

More by DAMAC: Damac Hills (from AED 560,000, ready), DAMAC Towers by Paramount (from AED 649,000, ready) and Park Town at DAMAC Hills (from AED 821,000, ready).

A similar budget elsewhere in Dubai: Azizi Plaza (from AED 400,000, ready), Petalz By Danube (from AED 450,000, handover 2026) and Deyaar Midtown Noor (from AED 490,000, ready).

Read next: DAMAC Projects in Dubai: Prices, Clusters and the Delivery Record · Dubai Rental Yields by Area, Gross and Net · Resale Property in Dubai: Costs, Checks and When It Beats Off-Plan · Property in Dubai Under AED 1 Million: What It Buys. Every Dubai project we track is listed on the Dubai section.