Property for Sale in DAMAC Hills, Dubai: Prices, Rents and Hills 2 Compared
DAMAC Hills is the golf community on Al Qudra Road: 42 million square feet around the Trump International Golf Club, launched in 2012, with 33 sub-communities, more than 3,300 villas and townhouses, about 7,100 apartments and over 26,000 residents. DAMAC Hills 2, ten minutes further out, is its larger and much cheaper sibling. Buyers mix the two up constantly, and the price difference between them is the single most useful thing on this page.
Here is what each costs, what tenants pay, and what to check before you buy into either.
Key Takeaways
- Two communities, one name. DAMAC Hills sits on Hessa Street and Al Qudra Road, 20 to 30 minutes from Downtown and the Marina. DAMAC Hills 2 (the former Akoya Oxygen) is further along Al Qudra Road, past Arabian Ranches III.
- Price gap of 35 to 45 per cent. Broker guides put DAMAC Hills at roughly AED 1,600 per sq ft on average in 2026 and DAMAC Hills 2 at a median near AED 780. The DLD median on our DAMAC Hills community page is lower, about AED 1,060, because apartments and older villas pull it down.
- Entry prices we have verified: Park Town studios from AED 821,000, Prestige Villas in Hills 2 from AED 1.24 million, Green Acres villas from AED 1.66 million, Pelham from AED 2.48 million, Trump Estates golf villas from AED 3.8 million.
- Rents (DLD, last 12 months): the average DAMAC Hills residential contract is about AED 120,000 a year and the average villa about AED 256,500; a three-bedroom villa in Hills 2 averages about AED 98,000.
- Yields: 6 to 8 per cent gross on DAMAC Hills apartments, 4 to 5 per cent on its villas, 6 to 7.5 per cent in Hills 2.
What DAMAC Hills is
The original community is built around an 18-hole championship course with its clubhouse, restaurants and sports facilities at the centre. The Malibu Bay wave pool, a skate park, stables, tennis and padel courts, Carrefour and a strip of cafés sit inside the gates, and Jebel Ali School teaches to Year 9 on Hessa Street. Villas and townhouses are grouped into named clusters, from the entry-level Turf and Green Acres through Pelham and Flora to the golf-front Trump Estates, while the apartments are concentrated in Park Town, about 1,100 homes in the Jasmine, Loreto and Orchid buildings.
DAMAC Hills 2 is a different proposition. It is organised into five "towns" (Water Town, Sports Town, Down Town, Equestrian Town and Motor Town), it is complete and lived in, and it sells on the number per square foot rather than on the golf course. It has its own wave pool and a large retail cluster, and it also has the longest commute of any DAMAC community: budget 35 to 45 minutes to Downtown in traffic.
What it costs
Every figure below is the starting price on record for that project, checked against the developer and the main portals when the page was written. Where sources disagreed, the project page prints the disagreement.
| Project | Community | From | Type | Rate on record | Status |
|---|---|---|---|---|---|
| DAMAC Hills (community) | DAMAC Hills | AED 560,000 | Studio to 6 BHK villa | Median about AED 1,060 per sq ft | Established |
| Park Town | DAMAC Hills | AED 821,000 | Studio to 3 BHK apartments | AED 1,560 per sq ft | Ready |
| Prestige Villas | DAMAC Hills 2 | AED 1,239,000 | 2 to 4 BHK villas | About AED 626 per sq ft | Ready |
| Green Acres | DAMAC Hills | AED 1,660,000 | 3 to 4 BHK villas | AED 876 to 900 per sq ft | Ready |
| The Turf | DAMAC Hills | AED 1,750,000 (2014 launch average) | 3 to 6 BHK villas | No current asking price published | Completed 2016 |
| Verona | DAMAC Hills 2 | AED 1,829,000 | 4 BHK townhouses | About AED 778 per sq ft | Under construction |
| Natura | DAMAC Hills 2 | AED 1,830,000 | 4 BHK townhouses | About AED 776 per sq ft | Under construction, printed date passed |
| Pelham | DAMAC Hills | AED 2,475,000 | 3 to 5 BHK villas and townhouses | About AED 1,533 per sq ft at entry | Ready |
| The Trump Estates | DAMAC Hills | AED 3,800,000 | 4 to 8 BHK golf villas | About AED 1,520 per sq ft | Latest phase delivered |
| The Flora | DAMAC Hills | AED 5,344,000 | 4 to 5 BHK villas | AED 1,400 per sq ft | Completed 2016 |
Read the rate column, not the price column. A Trump Estates villa at AED 1,520 per sq ft and a Prestige villa at AED 626 are not the same product with a different badge; one is on a fairway 25 minutes from the Marina and the other is a compact townhouse on the edge of the desert. The community median of about AED 1,060 is where a plain, non-golf DAMAC Hills villa resale tends to trade, and it is the number to hold a broker's "average AED 1,600" against.
DAMAC Hills against DAMAC Hills 2
| DAMAC Hills | DAMAC Hills 2 | |
|---|---|---|
| Where | Hessa Street and Al Qudra Road, next to Dubai Sports City and Motor City | Al Qudra Road beyond Arabian Ranches III |
| Drive to Downtown | 20 to 30 minutes | 35 to 45 minutes |
| Rate per sq ft | DLD median about AED 1,060; golf-facing villas AED 1,500 to 2,800 | AED 600 to 950, median near AED 780 |
| Cheapest entry we track | AED 560,000 (apartment), AED 1.66 M (villa) | AED 1.24 M (villa) |
| Average villa rent (DLD, 12 months) | About AED 256,500 | Three-bedroom villas about AED 98,000 |
| Gross yield | 4 to 5% villas, 6 to 8% apartments | 6 to 7.5% |
| Service charge, quoted | Villa clusters low single digits per sq ft; Park Town in the mid-teens | AED 3 to 6 per sq ft by building |
| Anchor amenity | Trump International Golf Club, Malibu Bay | Wave pool, five themed towns |
| Suits | Families who will use the course and the school; buyers who want resale depth | Yield buyers; a first UAE purchase under AED 1.5 M |
The trade is straightforward. DAMAC Hills has the address, the school, the golf course and 2,505 new rental contracts registered in the last year, which is the depth that makes a villa easy to let and easy to sell. DAMAC Hills 2 has the number: a 35 to 45 per cent discount per square foot, paid for in commute. Rents in the original community rose about 4 per cent over the last six months on DLD data; Hills 2 rents are lower but the yield is higher because the purchase price is so much lower.
Rents, yields and who the tenants are
The Land Department's contract data, as published on Bayut, puts the average DAMAC Hills residential rent at about AED 120,000 a year across all unit types and the average villa at about AED 256,500. Park Town apartments are quoted at about 7.7 per cent gross, which is why the studios sell to investors rather than owner-occupiers. Villas yield less, 4 to 5 per cent gross, because a AED 4 to 5 million Pelham or Trump Estates villa does not rent for proportionally more than a AED 2 million one.
In DAMAC Hills 2 the three-bedroom villa averaged about AED 98,000 a year over the last 12 months, in a range from AED 68,000 to about AED 181,000. On a AED 1.24 million Prestige villa that is 6 to 7 per cent gross before service charges and a month of vacancy. Tenants are families priced out of the original community, staff at the Expo City and Dubai South employers, and remote workers who want a house for the price of a Marina one-bedroom.
Where these sit against the rest of the city is in our Dubai rental yields by area guide.
The five-year view
DAMAC is targeting about 8,800 handovers this year across DAMAC Hills, Hills 2, the Lagoons and its branded towers, and Dubai as a whole is heading for its largest delivery year since 2008 with 60,000 to 70,000 more units projected for 2027. New supply lands hardest on off-plan townhouses in the outer communities, which is exactly what Verona and Natura are. A buyer there should expect rents to be flat rather than rising for the first two years, and should not pay a premium for a printed handover date. The original DAMAC Hills has almost no land left, so its villas compete with resales, not with new launches; that is the stronger position for capital preservation, and the weaker one for yield.
The neighbouring communities are covered in their own guides: DAMAC Lagoons, which shares the developer and the price band with Hills 2, and Arabian Ranches III, the Emaar alternative on the same road. How the developer's delivery record reads is in DAMAC projects in Dubai.
What to check before you buy
- Which cluster, exactly. "Prestige Villas" covers several clusters with different sizes; "The Turf" has two size tables that disagree. Get the plot and built-up area from the title deed or the SPA, not the listing.
- The rate, not the price. Work out AED per sq ft on the built-up area and compare it with the cluster's recent DLD transactions on the Dubai REST app. Green Acres has three prices in circulation, from AED 876 to 1,703 per sq ft, and only one of them is the market.
- Service charges per unit. They are quoted per sq ft and differ by cluster and by building. Ask for the last two years' statements and check the Dubai REST app's approved figure before you sign.
- Handover history on off-plan. Natura's printed handover date has passed with the project under construction. Ask for the current date in writing and the escrow account's construction percentage.
- Golf premium. Trump Estates villas cost about 45 per cent more per sq ft than the community median. That premium holds on resale only for genuine fairway plots; a "golf community" villa with no view is a plain villa.
For overseas and Indian buyers
Both communities are freehold, so any nationality can own outright with the title deed in their own name. A Pelham, Trump Estates or Flora villa clears the AED 2 million valuation for the ten-year Golden Visa; a Park Town studio or a Prestige villa does not, unless you combine two units. Indian buyers remit under the Liberalised Remittance Scheme at USD 250,000 per person per year, which covers a Hills 2 villa in one year and a AED 2.5 million Pelham townhouse over two, or in one year for a couple. The fee stack is the same everywhere in Dubai: 4 per cent DLD transfer fee, about AED 4,000 to 5,000 in trustee and title-deed charges, and 2 per cent agency on a resale. The full checklist is in the Golden Visa guide, and the citywide picture this quarter is in our Dubai property market report.
Frequently asked questions
Is DAMAC Hills the same as DAMAC Hills 2?
No. DAMAC Hills is the 2012 golf community on Hessa Street and Al Qudra Road. DAMAC Hills 2 is the former Akoya Oxygen, further along Al Qudra Road, larger, complete, and 35 to 45 per cent cheaper per square foot. Listings and even some portals mix the two names up, so check the map pin.
What is the cheapest way into DAMAC Hills?
A Park Town studio from AED 821,000, or a resale apartment in the community from about AED 560,000. The cheapest villa we track in the original community is Green Acres from AED 1.66 million; in DAMAC Hills 2 it is Prestige Villas from AED 1.24 million.
What does a villa rent for in DAMAC Hills?
The DLD average over the last 12 months is about AED 256,500 a year for a villa and about AED 120,000 across all residential contracts. Three-bedroom villas in DAMAC Hills 2 average about AED 98,000.
Does DAMAC Hills qualify for the Golden Visa?
The visa depends on the unit's valuation, not the community. A villa at AED 2 million or more qualifies, so Pelham, Trump Estates and Flora do; Park Town studios and most Hills 2 villas do not on their own.
Where to go from here
Open the project pages in the table for the payment plan, the fee stack worked on the real price and the cluster-by-cluster caveats. Every Dubai project we track is on the Dubai section, and the buying process from remittance to title deed is in how to buy property in Dubai. Send us the cluster you are looking at and we will pull its last twelve months of DLD transactions before you make an offer.
