Sobha Hartland Greens Dubai

Sobha Hartland Greens is the delivered apartment core of Sobha Hartland, Sobha's community in Mohammed Bin Rashid City about 3 km from Burj Khalifa. It is six mid-rise buildings, not a tower: studios and 1 to 4 bedroom apartments, handed over in three phases between the end of 2018 and the middle of 2020. Finished and lived in, so the market is resale and rental — asks run from AED 890,000 (about Rs 2.29 crore) to AED 25.8 M, averaging about AED 1.7 M.

That makes Greens the reference point for the whole community: the only part of Hartland with six years of occupancy, real rents and a resale record behind it. Bayut's average asking rent here is AED 130,770 a year, against a community apartment average of AED 138,457, with asking rents from AED 58,000 to AED 350,000 by size. Against the AED 1.7 M average ask, AED 130,770 is about 7.7% gross — the strongest yield arithmetic in this community.

At a glance

Which phase are you buying — it changes the building

Greens was built in three phases and they are not interchangeable. Phase 1 is buildings 1 and 4, ground plus eight floors, 160 apartments, delivered at the end of 2018. Phase 2 is buildings 2 and 3, ground plus twelve, 360 apartments, delivered during 2019. Phase 3 is buildings 5 and 6, also G+12, 125 apartments, delivered mid-2020.

One more name belongs here, because brokers use it loosely: Hartland Aflux, a 14-storey twin-tower block of studios to three-bedroom apartments, launched in June 2017 as part of Phase 3 and completed in October 2019. If a listing says Greens but the building has fourteen floors, you are being shown Aflux. Ask for the building number and check the title deed.

Price and unit pricing

The last row is the comparison that matters. The community's average one-bedroom ask is AED 2,182,364 against about AED 1.7 M across all of Greens — delivered mid-rise stock pricing below the newer towers, as you would expect of buildings handed over between 2018 and 2020. A 792 sq ft one-bedroom at the Greens average works out near AED 2,146 per sq ft.

Two caveats. The AED 890,000 floor and AED 25.8 M ceiling are the extremes of a six-building range from studios to four-bedroom apartments, so neither describes a typical unit; and no size schedule is published beyond the one-bedroom, which appears as both 792 and 700 sq ft. Ask for the title deed's suite area on the apartment itself.

Payment plan and total cost

There is no developer payment plan here: all six buildings were handed over years ago, so a purchase is a resale paid in full at transfer, or part-funded by a UAE mortgage, on which banks lend non-residents about half the price. Worked on the AED 890,000 entry ask:

The service charge decides your net yield here. At Hartland's quoted AED 17 to 18 per sq ft, a 792 sq ft one-bedroom costs about AED 13,500 to 14,300 a year — roughly a tenth of a AED 130,770 rent, so 7.7% gross lands nearer 6.3% to 6.5% net after a short vacancy. Each phase has its own owners' association: ask for that budget and the last two invoices.

Location and connectivity

Sobha Hartland is 8 million sq ft of Mohammed Bin Rashid City, between Al Ain Road (E66) and Ras Al Khor Road (E44), about 3 km from Burj Khalifa — roughly 12 minutes to Downtown Dubai and 18 minutes to Dubai International Airport. The Greens buildings sit in the green middle of it, and their tenant appeal shows up in the rents: two international schools inside the community, North London Collegiate School and Hartland International School, a short drive to Downtown and DIFC, and the Ras Al Khor Wildlife Sanctuary on the northern edge.

There is no metro station inside the community, so tenants drive. Sobha has announced a AED 210 million mall for Hartland, and construction continues in Hartland and Hartland 2 — competing rental supply in the meantime. For the rest of the Hartland set, see the proposed apartments at Hartland Heights and the delivered houses at Forest Villas, plus all Dubai projects we track and the projects list.

Amenities and specifications

Greens is mid-rise living: G+8 in Phase 1, G+12 in Phases 2 and 3, studios to four bedrooms. Buildings of that height carry less shared plant than a 60-floor tower, part of why the service charge sits at the community rate.

Quoted amenities: landscaped parks, swimming pools, fitness facilities, children's play areas, retail and dining within Sobha Hartland, plus a cricket pitch, tennis courts, a yoga studio, walkways, cafes and the two schools at community level. Sobha does its own joinery, fit-out and facility management in house — in a delivered building you can judge the result on a viewing. Not published: the size schedule beyond the one-bedroom, parking per apartment, and each phase's service-charge budget.

About the developer

Sobha Realty is the master developer of Sobha Hartland — it planned the community, built these six buildings, and still builds here and in Hartland 2. By 2026 it had completed more than 30 Dubai projects across MBR City, Business Bay, Umm Suqeim and other freehold districts, reported AED 30 billion of sales in 2025 (up 30% year on year), and set out its largest programme yet for 2026: 6,819 homes across five projects worth about AED 21.6 billion.

Greens is the part of that record you can inspect. The three phases were delivered at the end of 2018, during 2019 and mid-2020, and Hartland Aflux completed in October 2019 — a developer that said it would hand over in phases and did. Sobha builds through backward integration: in-house construction, joinery, interiors and facility management instead of third-party contractors. It is an Indian-founded group that still runs a large housebuilding business in India, which is why Indian buyers know the name; the purchase runs on Dubai's rules, the DLD's registers and the dirham.

The caution is supply, not delivery: the same developer keeps adding apartments a few hundred metres away, and they compete for the next tenant. Assume rent stability here rather than rent growth.

For Indian buyers

Sobha Hartland is freehold, so an Indian buyer takes the title deed in their own name — no local partner, no residency requirement. At the AED 890,000 entry the purchase is about USD 242,000 at the dirham's peg of AED 3.6725 to the dollar, inside one person's LRS allowance of USD 250,000 per financial year, with the fees taking it just past a single year; a couple remitting together clears price and fees comfortably.

The trade-off is the visa. The AED 890,000 entry and the AED 1.7 M average are both below the AED 2 M Golden Visa threshold: a two- or three-bedroom here can clear it, the entry stock cannot. If the 10-year visa is the point, buy larger and confirm the price the DLD records.

The UAE charges no annual property tax and a residential resale does not attract VAT, so your recurring cost is the service charge and your one-off cost the 4% DLD transfer fee. An Indian tax resident declares the rent and any gain in India, with treaty relief for anything taxed twice.

On yield, this is the best-documented case in the community. Greens apartments ask AED 58,000 to AED 350,000 a year in rent, averaging AED 130,770, against an average asking price near AED 1.7 M — roughly 7.7% gross, or about 6.3% to 6.5% net after the service charge and a short void. Community-wide, Hartland apartments run 6% to 7% gross, studios near 8% and one-bedrooms about 6.5%, so Greens sits at the top of that band because its prices are older than the community's newest asks. On exit, six years of transactions across six buildings lets a buyer check what apartments actually sold for.

Pros

• Delivered and lived in since 2018 to 2020, with title deeds issued
• About 7.7% gross on the AED 1.7 M average ask against AED 130,770 average asking rent
• An entry ask of AED 890,000 (Rs 2.29 crore), the lowest in Sobha Hartland
• Six mid-rise buildings of G+8 and G+12, so shared costs stay at the community rate
• Two international schools inside the community, Downtown 12 minutes away
• Sobha delivered all three phases, plus Hartland Aflux in October 2019
• Six years of resale history across 645 apartments gives real prices to negotiate on

Cons

• Entry and average asks are both below the AED 2 M Golden Visa threshold
• No payment plan: full price at transfer plus about 6% to 7% in fees
• The AED 17 to 18 per sq ft service charge takes roughly a tenth of the gross rent
• Sources give the one-bedroom as both 792 and 700 sq ft and no schedule for other types
• Sobha keeps building apartments next door, competing for the same tenants
• Brokers confuse Greens with Hartland Aflux, a 14-storey block from Phase 3
• No metro inside the community, and no source prints the DLD project number

Who this is for

• Yield investors wanting a delivered Dubai apartment near 7.7% gross with a checkable rent record
• First-time Dubai buyers whose budget is one LRS allowance, not several
• End users who want a mid-rise building with schools in the community
• Buyers who would rather inspect a finished apartment than a brochure

Who should look elsewhere

• Golden Visa buyers at entry level — AED 890,000 is well under AED 2 M
• Buyers who want a brand-new building; these were handed over between 2018 and 2020
• Anyone expecting rent growth while Sobha delivers more apartments next door
• Buyers who will not check which building, phase and service-charge budget applies

Our verdict

Greens is the most checkable buy in Sobha Hartland and, for a yield investor, the pick of our Hartland set. An average ask near AED 1.7 M against an average asking rent of AED 130,770 is about 7.7% gross, and 6.3% to 6.5% net once the AED 17 to 18 per sq ft service charge is paid — better than the newer towers precisely because these buildings are six years old. The AED 890,000 entry is the cheapest way into the community, with the caveat that it is nowhere near the AED 2 M Golden Visa line. Pin down the building and phase, get that phase's owners' association budget, and negotiate against recorded sales rather than asks.

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 is the price of Sobha Hartland Greens?

Asking prices across the six buildings run from AED 890,000 to about AED 25.8 M, averaging roughly AED 1.7 M (Rs 2.29 crore to Rs 66.44 crore, averaging Rs 4.38 crore). The range covers studios to four-bedroom apartments, so ask for the price on the specific building and type.

How many buildings and apartments are there, and when were they handed over?

Six mid-rise buildings in three phases: buildings 1 and 4 (G+8, 160 apartments) at the end of 2018, buildings 2 and 3 (G+12, 360 apartments) during 2019, buildings 5 and 6 (125 apartments) mid-2020 — about 645 apartments.

Is Hartland Aflux part of Greens?

It was launched in June 2017 as part of Phase 3 and completed in October 2019, but it is a separate 14-storey twin-tower block of studios to three-bedroom apartments. If a listing says Greens and the building has fourteen floors, ask for the building name on the title deed.

What is the payment plan?

There is none — all six buildings are delivered, so a purchase is a resale paid in full at transfer or part-funded by a UAE mortgage. Add the 4% DLD transfer fee (AED 35,600 on AED 890,000) plus trustee, title-deed and agency charges: roughly 6% to 7% over the price.

What is the service charge?

Sobha Hartland's quoted rate is AED 17 to 18 per sq ft a year — about AED 13,500 to 14,300 on a 792 sq ft one-bedroom, roughly a tenth of the average asking rent. Each phase has its own owners' association, so ask for that phase's budget and last two invoices.

What rent and yield can I expect?

Asking rents run AED 58,000 to AED 350,000 a year, averaging AED 130,770 against a community average of AED 138,457. On the AED 1.7 M average ask that is about 7.7% gross, or 6.3% to 6.5% net after the service charge and a short void. Community-wide, Hartland apartments run 6% to 7% gross, studios near 8%, one-bedrooms about 6.5%.

Does it qualify for a Golden Visa, and can an Indian citizen buy?

The AED 890,000 entry and the AED 1.7 M average are both below the AED 2 M threshold for the 10-year Golden Visa; a larger apartment here can clear it. Sobha Hartland is freehold and open to any nationality, title deed in your own name. AED 890,000 is about USD 242,000, inside one LRS allowance of USD 250,000 per person per financial year, with fees taking it just past a single year. The UAE charges no annual property tax and a residential resale does not attract VAT; an Indian tax resident declares the rent and any gain in India.

Is it registered with the Dubai Land Department?

Yes — the buildings are completed and apartments carry title deeds. None of the sources we checked prints the project number, so ask for the deed and check the property and any registered mortgage on the Dubai REST app before paying a deposit.

For available apartments by building and phase, and a viewing plan, talk to Realty Hunting.

Compare with other Dubai projects

Also in Sobha Hartland: Hartland Heights (from AED 1.1 M, off-plan), Hartland Estates Villas (from AED 7.7 M, ready) and Forest Villas (from AED 18.9 M, ready).

More by Sobha: Sobha Orbis (from AED 985,000, handover 2028), Sobha Solis (from AED 1.01 M, handover 2027) and Sobha Aquamont (from AED 1,110,000, handover 2028).

A similar budget elsewhere in Dubai: Valores Residences (from AED 888,000, handover 2027), Symbolic Alpha (from AED 899,999, ready) and 15 Cascade (from AED 900 K, handover 2028).

Read next: 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.