Forget the headlines for a moment. Here is what Dubai Hills villas and townhouses actually sold for over the last two weeks, taken straight from the Land Department register. Not asking prices, not agent optimism, the real figures that buyers and sellers agreed and that the DLD recorded.
I track these because they are the only numbers that matter when you are pricing a home. A portal listing tells you what someone hopes to get. A confirmed sale tells you what the market actually paid.
The latest confirmed Dubai Hills sales
These are individual villa and townhouse sales in Dubai Hills Estate from 24 August to 8 September 2026, newest first.
| Home | Type | Price | AED / sqft | Size (sqft) | Beds | Sold |
|---|---|---|---|---|---|---|
| Address HillcrestNo. 110 | Ready | AED 20.00m | AED 1,935 | 10,336 plot 7,128 | n/a | 8 Sep 2026 |
| Hills ViewNo. PA1_04 | Ready | AED 80.00m | AED 3,636 | 22,000 plot 26,219 | n/a | 8 Sep 2026 |
| Palm HillsNo. 108 | Ready | AED 18.50m | AED 3,560 | 5,197 plot 7,104 | 5 | 4 Sep 2026 |
| Sidra 3No. DE Sidra 3-V-271 | Ready | AED 19.30m | AED 4,753 | 4,061 plot 5,832 | 5 | 3 Sep 2026 |
| Maple 1No. DE Maple-V-450 | Ready | AED 6.25m | AED 2,285 | 2,735 plot 2,995 | 5 | 3 Sep 2026 |
| Golf GroveNo. 82 | Ready | AED 8.10m | AED 2,828 | 2,864 plot 3,103 | 3 | 2 Sep 2026 |
| Hills ViewNo. 1.0037 | Ready | AED 252.00m | AED 7,371 | 34,188 plot | n/a | 1 Sep 2026 |
| Sidra 2No. DE Sidra 2-V-307 | Ready | AED 7.60m | AED 2,416 | 3,146 plot 4,393 | 3 | 1 Sep 2026 |
| Maple 3No. DE Maple III-V-309 | Off-plan | AED 5.45m | AED 2,188 | 2,491 plot 2,885 | 4 | 27 Aug 2026 |
| Maple 1No. DE Maple-V-522 | Ready | AED 5.00m | AED 2,076 | 2,406 plot 2,172 | 4 | 27 Aug 2026 |
| Maple 3No. DE Maple III-V-170 | Off-plan | AED 5.35m | AED 2,186 | 2,447 plot 2,260 | 4 | 24 Aug 2026 |
Price per square foot is calculated on built-up area. Where a home sits on a larger plot, the plot size is shown beneath. These are confirmed Land Department transactions, not listings.
Two very different markets, one estate
The spread tells the real story. At one end, family villas in Maple, Golf Grove and Sidra traded between roughly AED 5m and AED 8m, at around AED 2,000 to 2,800 per square foot on built-up area. Steady, liquid, and priced on merit.
In the middle sit the prime villas. Palm Hills, Sidra 3 and Address Hillcrest changed hands between AED 18.5m and AED 20m. Here the price per foot swings widely, from under AED 2,000 to nearly AED 4,800, because at this level the specific plot, the outlook and the finish matter far more than any community average.
At the top, the mansion tier. A Hills View home sold for AED 80m, and a single Hills View plot of just over 34,000 square feet went for AED 252m. That one deal is worth more than every family villa on this list combined. Two homes in the same estate can belong to completely different markets.
The wider market, honestly
Zoom out and the picture is a strong market cooling from a peak, not falling off a cliff. Land Department figures put the first quarter of 2026 at a record AED 252bn in transactions, up 31% on the year, and the first half was the second strongest on record.
But the pace has eased. Second-quarter data shows villa prices per foot edging down slightly against the previous quarter, and transaction volumes falling as a wave of new homes was handed over, roughly 27,000 in that quarter alone. Across the full year villas are still up, somewhere around 9 to 10%, ahead of apartments, but the momentum is clearly slowing.
The very top of the market is the exception. Dubai recorded close to 300 sales above 10 million US dollars in the first half of 2026, a record. That strength at the top is exactly what you see in the Hills View numbers above.
One thing has not moved: the cost of borrowing. The central bank rate has sat at 3.65% all year, cut once in December 2025 and then held flat. Cash is doing more of the work, funding around half of all deals. Anyone who waited through 2026 for cheaper mortgages has been waiting for something that did not arrive.
And Dubai Hills in particular
Here is the honest part a headline will not give you. While the citywide villa index is up over the year, some market trackers have Dubai Hills villas easing over the last three to twelve months. A single community can move against the wider city, and Dubai Hills is a large, varied estate.
That is exactly why I do not price a home off a community average or a portal guess. I price it off confirmed sales of comparable homes, the kind in the table above, then adjust for the specific plot, condition and position. It is the only method that holds up when a market turns selective.
What it means if you are buying or selling now
If you are selling, last year's momentum will not carry your price for you. The buyers are still here, but they are selective, and they are checking the register just as I do. A home priced on evidence sells. A home priced on hope sits.
If you are buying, this is a kinder market than the past two years. There is more choice, more room to negotiate in the mid-market, and less pressure to overpay, as long as you know the real comparable numbers before you offer.
Either way, the figures above are the starting point, not the answer for your specific home. If you want to know what your villa is worth today, measured against these confirmed sales rather than a portal estimate, that is the conversation I have every day.