Damac Hills Pelham Dubai

Pelham is a 183-home cluster of three- to five-bedroom villas and townhouses by DAMAC Properties inside DAMAC Hills, the 42 million sq ft gated golf community on Al Qudra Road in Dubailand. Homes run from 1,614 sq ft to 4,200 sq ft, and the cluster trades on the resale market rather than off-plan.

The entry price on record is AED 2,475,000, about Rs 6.37 crore, while the average villa listed for sale in Pelham is AED 4,914,467 — nearly double. That gap is the whole story of this page and is worked through below. The source listing for this project carries no price. Browse the rest of our Dubai section, our projects list, the wider DAMAC Hills community, or its golf-front villas at The Trump Estates.

At a glance

Price: the entry figure and the average are not the same market

Two numbers are published for Pelham and they are 99% apart. Both are real, and understanding which one applies to you is the entire negotiation:

The entry rate checks out. AED 2,475,000 over the smallest published home of 1,614 sq ft is about AED 1,533 per sq ft, which sits between the community's AED 1,060 median and its AED 1,600 to 1,700 indicators for 2026. That is a sensible number for a three-bedroom townhouse inside these gates.

The AED 4,914,467 average is a different proposition entirely. No source publishes a size against it, so the two rows in the table above marked as rates are our arithmetic at community indicators, not quotes: at AED 1,600 to 1,700 per sq ft, that average buys roughly 2,890 to 3,070 sq ft, which is a four- or five-bedroom villa rather than the entry townhouse. In other words the average listing is not an expensive version of the entry home — it is a different house.

What follows practically: never negotiate against the average here. Establish the bedroom count, the built-up area and the plot area for the specific home, divide the ask by the built-up area, and compare that rate against AED 1,533 at the bottom and the community's AED 1,700 indicator at the top.

Cost to own

Pelham trades as a resale, so a purchase settles at transfer. On the AED 2,475,000 entry figure:

That service-charge line is the quiet advantage of buying a villa or townhouse rather than an apartment in Dubai. At AED 2 to 6 per sq ft a year, a 1,614 sq ft home here costs roughly AED 3,200 to 9,700 to run — less than a 900 sq ft Business Bay apartment, where the district band is AED 10 to 30 per sq ft. No source publishes Pelham's approved budget, so get it in writing, but the band is narrow enough to plan around.

Total to own is about USD 715,000. On income, DAMAC Hills is quoted at around 7.7% rental yield, but that figure is drawn from the community's apartments; villa and townhouse yields across the DAMAC Hills communities are quoted from 4.47% to 7.2% depending on the source. Underwrite at the lower end and treat anything above it as upside.

Location and amenities

Pelham sits inside DAMAC Hills, which means it inherits the community's amenity set: the 18-hole Trump International Golf Club Dubai designed by Gil Hanse, the Malibu Bay wave pool, an equestrian centre, a 2,000 sq m skate park and a central park.

The cluster's own published list is longer than most: green promenades, outdoor lounge areas, separate adult and children's swimming pools, fitness centres, tennis courts, sports grounds, children's playgrounds, barbecue and picnic areas, landscaped gardens, restaurants and cafes, indoor parking, health clubs and spas, with schools and nurseries within walking distance and guarded, CCTV-monitored grounds.

Schools within walking distance is the line that matters most for a family buyer, and it is worth verifying rather than accepting — walk it, at the hour you would actually walk it. What DAMAC Hills does not have is a Metro station; this is an inland Dubailand community and residents need cars.

The community around it

DAMAC Hills launched in 2012 and now holds 33 sub-communities, more than 3,386 villas and townhouses alongside 7,128 apartments, and more than 26,000 residents across about 42 million sq ft.

On the numbers that matter to a buyer: DLD-derived data records about 1,842 sales in the community over twelve months at a median transaction near AED 1.31 million, and buyers who bought off-plan here in 2022 and 2023 at around AED 2.2 million report valuations of AED 3.0 to 3.5 million — a 40% to 55% rise in under three years.

Read the liquidity carefully. That median transaction of AED 1.31 million is below Pelham's entry price, which tells you the community's volume is in the apartments rather than in villa clusters like this one. The community is liquid; a AED 4.9 million Pelham villa is not liquid in the same way.

Amenities and specifications

What the sources publish about the homes themselves is the size range and the bedroom count: 183 residences across three, four and five bedrooms, from 1,614 sq ft to 4,200 sq ft. That is a 2.6-fold spread, which is why the average listing and the entry price describe different houses.

No source we checked publishes a fit-out schedule, a plot-size range or a completion date for Pelham. On a resale those are all answerable from the seller and the owners' association, and you should have the built-up area, the plot area and the year of completion in writing before you agree a price. Everything specified is final as per the title deed.

About the developer

DAMAC Properties is the largest private developer in the UAE and the Middle East, with 50,000 homes handed over, more than 54,000 units under construction and 55,000-plus in the pipeline. In 2026 it handed over 8,800 residential units across Dubai, DAMAC Hills among them, and awarded more than AED 10 billion of construction contracts in the first half of the year.

On a completed cluster the delivery record is less relevant than the fact that DAMAC still runs the master community: it controls the amenity programme, the golf-club relationship and the remaining plots inside the gates. That is worth more to a Pelham owner than any construction statistic, and it is also the reason to ask what is approved on the land nearest the cluster.

For Indian buyers

DAMAC Hills is freehold, so an Indian citizen can own here outright with a Dubai Land Department title deed, and there is no annual property tax in Dubai. The recurring cost is the service charge, roughly AED 3,200 to 9,700 a year on the entry home.

Funding is the constraint. Total to own at AED 2,475,000 is about USD 715,000 — nearly three times one person's Liberalised Remittance Scheme allowance of USD 250,000 for a financial year, and above a couple's combined USD 500,000. At the AED 4,914,467 average it is roughly USD 1.42 million. Plan for multiple remitters, multiple years or a UAE mortgage before you make an offer. Your bank will want the sale agreement and the DLD trustee account details, and TCS applies above the current threshold.

On residency, every home in Pelham clears the AED 2 million Golden Visa threshold, the entry townhouse included. On tax at home, Dubai rent is taxable in India for a resident at slab rates as income from house property with the standard 30% deduction, and the asset is reported in Schedule FA. The UAE takes nothing, so there is no foreign tax credit.

Pros

• Entry rate of about AED 1,533 per sq ft sits between the community's AED 1,060 median and its AED 1,600 to 1,700 indicators
• Villa and townhouse service charges of about AED 2 to 6 per sq ft a year, cheaper to run than a smaller apartment
• A small cluster of 183 homes inside a 42 million sq ft community
• Schools and nurseries within walking distance, on the cluster's own published list
• Every home here clears the AED 2 million Golden Visa threshold
• DAMAC Hills buyers from 2022 and 2023 at about AED 2.2 million report valuations of AED 3.0 to 3.5 million

Cons

• The entry price and the average listing are 99% apart and describe different houses
• No size is published against the AED 4,914,467 average
• No handover or completion date is published by any source we checked
• No fit-out schedule or plot-size range is published either
• No service charge is published for the cluster specifically
• The community's median transaction is AED 1.31 million, below Pelham's entry price
• Total to own of about USD 715,000 exceeds a couple's combined annual LRS allowance
• No Metro station — residents and tenants need cars

Who this is for

• Families who want a school-walkable, gated townhouse or villa and are content to drive elsewhere
• Golden Visa buyers at the AED 2.5 million level and up
• Owners who want villa running costs rather than apartment ones

Who should look elsewhere

• Buyers working inside one or two LRS allowances
• Investors who need the community's headline 7.7% yield — that is an apartment figure
• Anyone who needs a fast resale at AED 4 million and up
• Buyers who will not get the built-up area, plot area and completion year in writing

Our verdict

Pelham is a sound family cluster inside a community that has earned its premium, and its entry rate of about AED 1,533 per sq ft is defensible against both of DAMAC Hills' published rate benchmarks. The villa service-charge band of AED 2 to 6 per sq ft makes it cheaper to run than a much smaller apartment, the community amenities are genuinely complete, and the cluster's own list puts schools and nurseries within walking distance.

The work is in establishing which house you are actually being offered. The entry price of AED 2,475,000 and the average listing of AED 4,914,467 are 99% apart, the size range runs 2.6-fold from 1,614 to 4,200 sq ft, and no source publishes a size against the average, a completion date, a plot-size range or a service-charge budget. Get all of those in writing, divide the ask by the built-up area, and compare the result against AED 1,533 at the bottom and AED 1,700 at the top. And be realistic about the exit: with the community's median transaction at AED 1.31 million, the deep market here is apartments, not five-bedroom villas.

FAQs

What does a home at Pelham cost?

The entry price on record is AED 2,475,000, about Rs 6.37 crore, and the average villa listed for sale in the cluster is AED 4,914,467, about Rs 12.65 crore. Those two figures are 99% apart and describe different houses - the entry price is a smaller townhouse, the average a four- or five-bedroom villa.

How big are the homes?

1,614 sq ft to 4,200 sq ft across three-, four- and five-bedroom villas and townhouses, in a cluster of 183 residences. At AED 2,475,000 the smallest home works out at about AED 1,533 per sq ft, between the community's AED 1,060 median and its AED 1,600 to 1,700 indicators for 2026.

When was it completed?

No source we checked publishes a handover or completion date for Pelham, though the cluster trades on the resale market, which places it as built. Ask the seller for the completion year alongside the title deed, and check the unit record on the Dubai REST app.

What are the service charges?

Not published for this cluster. Dubai villa and townhouse service charges run about AED 2 to 6 per sq ft a year, against AED 10 to 30 for apartments, so a 1,614 sq ft home here costs roughly AED 3,200 to 9,700 a year to run. Get the RERA-approved budget for Pelham in writing - the community's 33 sub-communities do not share one.

What yield does it pay?

DAMAC Hills is quoted at around 7.7% rental yield, but that figure comes from the community's apartments. Villa and townhouse yields across the DAMAC Hills communities are quoted from 4.47% to 7.2% depending on the source. Underwrite at the lower end.

What amenities does the cluster have?

Pelham's own published list includes green promenades, outdoor lounges, separate adult and children's pools, fitness centres, tennis courts, sports grounds, playgrounds, barbecue and picnic areas, landscaped gardens, restaurants and cafes, indoor parking, health clubs and spas, with schools and nurseries within walking distance and guarded, CCTV-monitored grounds. On top of that sits the community's golf course, wave pool, equestrian centre and skate park.

Is there a DLD or RERA project number?

None of the sources we checked prints one. On a resale the documents that settle ownership are the seller's title deed, a no-objection certificate from DAMAC or the owners' association, and the unit record on the Dubai REST app.

Can an Indian citizen buy here, and does it give a Golden Visa?

Yes to both. DAMAC Hills is freehold, so any nationality can own outright with a DLD title deed, and every home in Pelham clears the AED 2 million Golden Visa threshold. The constraint is funding: total to own at the entry price is about USD 715,000, nearly three times one person's USD 250,000 LRS allowance and above a couple's combined USD 500,000, so plan for multiple remitters, multiple years or a UAE mortgage.

Who is the developer?

DAMAC Properties, the largest private developer in the UAE and the Middle East, with 50,000 homes handed over, more than 54,000 units under construction and 55,000-plus in the pipeline. In 2026 it handed over 8,800 residential units across Dubai, DAMAC Hills among them, and awarded more than AED 10 billion of construction contracts in the first half of the year.

If you want the current Pelham listings with built-up and plot areas, the completion year and the approved service-charge budget, talk to Realty Hunting and we will chase them down.