The median rate across the 23 confirmed villa sales with a built-up area was AED 2,828 per square foot. Sidra alone ran from AED 2,416 to AED 4,753. That spread, inside one community, is the real story in this data.
These are Dubai Land Department confirmed sales, not asking prices. I exclude mortgage and refinancing entries and I never publish unit numbers. Every sale in this note is on my sold prices page with its date.
The confirmed sales, community by community
The table groups all 25 sales by community. Where a community had one sale, treat the figure as a single data point, not a level. The rate is the registered price divided by the built-up area.
| Community | Sales | Median AED per sq ft | Lowest to highest | Prices |
|---|---|---|---|---|
| Sidra | 10 | 2,819 | 2,416 to 4,753 | AED 7.6m to AED 19.3m |
| Maple | 4 | 2,187 | 2,076 to 2,285 | AED 5m to AED 6.25m |
| Palm Hills | 2 | 3,599 | 3,560 to 3,637 | AED 18.5m to AED 22.5m |
| Hills View | 3 (2 registered as plot sales) | 3,636 | one sale | AED 80m to AED 252m |
| Golf Grove | 1 | 2,828 | one sale | AED 8.1m |
| Park Gate | 1 | 2,597 | one sale | AED 14m |
| Address Villas Hillcrest | 1 | 1,935 | one sale | AED 20m |
| Golf Place | 1 | 4,042 | one sale | AED 25m |
| Majestic Vistas | 1 | 3,802 | one sale | AED 43.5m |
| Fairway Vistas | 1 | 7,818 | one sale | AED 63m |
Two Hills View entries were registered as plot sales rather than villas, at AED 100m and AED 252m. Their rates sit on the plot area, not a built-up area, so they are not comparable with villa rates and they are outside the villa median.
Sidra: ten sales, one community, a wide spread
Sidra produced 10 of the 25 sales, all ready homes. Nine of them sold between AED 7.6m and AED 12.8m. The tenth, a five-bedroom in Sidra 3, sold for AED 19.3m at AED 4,753 per square foot.
Leave that one aside and Sidra still runs from AED 2,416 to AED 3,562 per square foot. A three-bedroom in Sidra 2 at AED 7.6m and a four-bedroom in Sidra 3 at AED 12.8m both carry the Sidra name. They are not the same asset.
Condition and plot explain most of that gap. A renovated home on a park-backing plot and an original home on a road-backing plot share a community label and little else. The register records neither, so the rate on its own cannot tell you which one you are looking at.
Maple: the townhouse benchmark
Maple's four sales sat in a tight band, AED 2,076 to AED 2,285 per square foot, with prices from AED 5m to AED 6.25m. Two were ready homes and two were off-plan transfers.
That tightness is what a large townhouse community with many similar units should produce. It makes Maple the easiest place in the estate to value with confidence, and the hardest place to argue for a premium. If you are weighing Sidra against Maple, the sold figures in my Sidra versus Maple comparison use the same register.
The prime tier: one sale moves the read
Palm Hills registered two five-bedroom sales at AED 3,560 and AED 3,637 per square foot, so AED 18.5m and AED 22.5m. The two sit close together, which is useful for anyone pricing a third.
Fairway Vistas registered a six-bedroom at AED 63m, which is AED 7,818 per square foot. Majestic Vistas registered a six-bedroom at AED 43.5m, AED 3,802 per square foot. Golf Place registered a five-bedroom at AED 25m, AED 4,042 per square foot.
One sale is not a level. In these communities a single transaction can be a custom build, a bulk deal or a related-party transfer. I read each one on its own merits before I let it near a valuation.
What the rate per square foot does not tell you
It does not tell you the condition. It does not tell you whether the plot backs onto a park, the golf course or a road. It does not tell you whether the buyer took a finished home or a shell.
The rate is where I start, not where I stop. The method is in my valuation guide. The short version: find the confirmed sales for the exact community, type and plot position, then adjust for condition with a developer's eye.
How to use these figures
- Start with your community's median, then look at the spread. The spread is the information.
- Check whether the comparable was ready or off-plan. Off-plan transfers price differently.
- Treat a single sale as a data point. Three or more similar sales start to form a level.
- Ignore plot sales when valuing a built villa.
- Ask what condition the comparable was in. The register does not say.
If you are thinking of selling your villa, or you are weighing an offer, send me the community and the type. I will set the confirmed comparables against it. The first conversation costs nothing.
Questions people ask
What is the median price per square foot for a Dubai Hills villa?
Across the 23 confirmed villa sales with a built-up area registered between 24 August and 8 October 2026, the median was AED 2,828 per square foot. Community medians ran from AED 1,935 in Address Villas Hillcrest to AED 7,818 in Fairway Vistas, each on one sale.
Why do two villas in the same community sell at very different rates?
Condition, plot position and layout. A renovated home on a park-backing plot and an original home on a road-backing plot share a community name and little else. Sidra ran from AED 2,416 to AED 4,753 per square foot in this window.
Is price per square foot the right way to value a Dubai Hills villa?
It is the starting point. The rate narrows the range. Confirmed sales for the exact type and plot position, adjusted for condition, set the figure. A community average on its own will mislead you.
Which Dubai Hills communities had the most confirmed sales?
Sidra, with 10 of the 25 sales, then Maple with four. Hills View had three entries, two of them registered as plot sales. Every other community had one or two.
Where these figures come from
- 25 confirmed sales from 24 August to 8 October 2026 with prices, built-up areas and rates per square foot (Dubai Land Department register, as published on the Dubai Hills Agent sold prices page, 8 October 2026)
- Community types, bedroom counts and built-up area ranges (Dubai Hills Agent community pages, 2 October 2026)