DAMAC Hills is a freehold golf community in Dubailand where foreigners can buy apartments, townhouses and villas in their own name. In the first half of 2026, resale apartments averaged about AED 578,000 for a studio and AED 974,000 for a one-bedroom, while three-bedroom townhouses and villas averaged about AED 3.88 million, according to Metropolitan’s H1 2026 resale reports. Apartments showed a gross rental yield of about 7.8%. It suits buyers who want green space and a golf course more than a metro station.
This guide explains where DAMAC Hills is, what properties cost, how the yields compare, the extra costs and what to check before you sign. To see what is for sale now, browse properties for sale in DAMAC Hills, with prices in AED, USD or EUR.
Where DAMAC Hills is and what it offers
DAMAC Hills (also marketed as Akoya by DAMAC) is a master community of about 42 million sq ft in Dubailand, along Umm Suqeim Road. It is built around the 18-hole Trump International Golf Club Dubai. Inside the community you will find parks, a community centre with shops, supermarkets such as Carrefour, Spinneys and Viva, and Jebel Ali School. Neighbouring areas include Dubai Studio City, Remraam, Mudon and Arabian Ranches.
There is no metro station inside DAMAC Hills. The nearest stations are about 15 minutes away by car, and buses J03 and J04 serve the area. Most residents drive, so check parking spaces and your daily commute before you buy.
Do not confuse it with DAMAC Hills 2 (formerly Akoya Oxygen), a separate and generally cheaper community further out on Al Qudra Road. Listings and price reports for the two areas are different.
What property costs in DAMAC Hills
These are average resale prices for 1 January to 30 June 2026, from Metropolitan’s DAMAC Hills reports based on Dubai transaction data. They are averages, so individual units can be well above or below them.
| Property type | Average resale price (H1 2026) | Change vs H1 2025 | Average annual rent (H1 2026) |
|---|---|---|---|
| Studio apartment | AED 577,860 | +1.9% | AED 45,632 |
| 1-bedroom apartment | AED 973,894 | +10.3% | AED 69,265 |
| 2-bedroom apartment | AED 1,987,207 | +3.8% | AED 121,713 |
| 3-bedroom townhouse/villa | AED 3,880,397 | +9.6% | AED 198,862 |
| 4-bedroom townhouse/villa | AED 4,670,286 | +17.4% | AED 231,383 |
| 5-bedroom villa | AED 9,909,182 | +20.2% | AED 409,512 |
Source: Metropolitan, DAMAC Hills Apartments and DAMAC Hills Townhouses and Villas H1 2026 resale reports. Prices change every month: confirm today’s price for each unit with the agent.
Activity is split between the resale market and new launches. In H1 2026 the reports count 244 apartment resales and 200 off-plan apartment sales, plus 141 villa and townhouse resales and 50 off-plan villa sales. Almost all villa resales were ready homes.
Rental yields: apartments vs villas
The H1 2026 apartment report shows a gross rental yield of about 7.76%, with studios and one-bedrooms renting most often. The villa and townhouse report shows about 5.88%. That pattern is normal in Dubai: smaller units usually earn a higher percentage, while villas tend to attract long-term family tenants.
Gross yield is rent divided by price before costs. Your net return will be lower after service charges, maintenance, agency fees, empty months and, if you use one, a property manager. Treat these figures as a starting point, not a promise.
Ready or off-plan in DAMAC Hills?
Most of DAMAC Hills is finished and lived in, so you can visit the building, see the view and check the service charge history. Newer phases are still sold off-plan with payment plans. A ready unit can produce rent from day one; an off-plan unit usually needs less cash upfront but carries delivery risk. Our guide off-plan vs ready property in Dubai compares both step by step.
Extra costs to plan for
- Dubai Land Department (DLD) fee: about 4% of the price at the time of writing (November 2026), plus registration and admin fees.
- Agency fee: usually around 2% plus VAT on resale purchases; check before you sign.
- Mortgage costs: valuation, bank arrangement fee and mortgage registration, if you finance.
- Service charges: paid every year per sq ft. They vary a lot between buildings and clusters, especially where pools and landscaping are shared. Ask for the official figure registered with the DLD (Mollak) for the exact building.
- Golf and community facilities: some facilities may need a separate membership. Ask what is included.
The full process for foreign buyers, from the offer to the title deed, is in our guide how to buy property in Dubai as a foreigner.
Checklist before you buy in DAMAC Hills
- Confirm the exact community: DAMAC Hills, not DAMAC Hills 2, and the name of the cluster or building.
- Ask for the title deed or, for off-plan, the Oqood registration and the project’s escrow details.
- Check the service charge per sq ft and whether any amounts are unpaid by the seller.
- For hotel-apartment units (for example branded or serviced buildings), ask how the rental programme works and what share of rent you keep.
- Visit at peak hours to test traffic on Umm Suqeim Road and the school run.
- Compare the asking price with recent sales of similar units, not only with other listings.
- Get the sale agreement (Form F) explained in a language you understand before you sign.
الأسئلة الشائعة
Can foreigners buy property in DAMAC Hills?
Yes. DAMAC Hills is a freehold area, so foreigners can buy in their own name without living in the UAE.
How much does an apartment in DAMAC Hills cost?
In H1 2026 resale studios averaged about AED 578,000, one-bedrooms about AED 974,000 and two-bedrooms about AED 1.99 million (Metropolitan). Prices change, so check current listings.
What is the rental yield in DAMAC Hills?
Metropolitan’s H1 2026 reports show a gross yield of about 7.76% for apartments and about 5.88% in the villa and townhouse report. Net yield is lower after costs.
Is there a metro station in DAMAC Hills?
No. The nearest metro stations are about 15 minutes away by car, and buses J03 and J04 serve the area. Most residents use a car.
Is DAMAC Hills the same as DAMAC Hills 2?
No. They are two different communities by the same developer. DAMAC Hills is the golf community on Umm Suqeim Road; DAMAC Hills 2 is further out on Al Qudra Road and usually cheaper.
Find or list property in DAMAC Hills
See the current DAMAC Hills listings, ask our AI property advisor about any unit, or message our team on واتساب. We answer in English, Arabic and Spanish. Owners and agents can list a property in DAMAC Hills, starting with a free plan.
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