Gross vs net yield in Dubai Hills Estate
Gross yield in Dubai Hills Estate sits at 6–7% in 2026. Strip out service charges, 5% management, DEWA connection and a two-week void allowance and net normally lands 1.2–1.8 points lower. On an entry apartment near AED 1,560,000 that difference decides whether the deal works.
What lifts yield in Dubai Hills Estate
Furnished units let faster and command 8–12% more rent here. Higher floors, chiller-free towers and anything walkable to Dubai Hills Mall outperform. Moving the same unit to a licensed holiday-home licence usually lifts gross revenue well above the long-term figure.
Dubai Hills Estate at a glance
Dubai Hills Estate is a golf-course master community built for families and long-term tenants. Buying sits at AED 2,000 per sqft — roughly AED 1,560,000 for a standard one-bedroom — while long-term tenants pay about AED 105,000 a year. Hosted as a licensed holiday home, the same unit averages AED 604 a night at 70% occupancy, around AED 154,322 gross. Owners on our managed programme average AED 212,964 — a 38% uplift.
