Palm Hills, Dubai Hills Estate · by Emaar Properties
A resale 5-bed in Palm Hills sells for about AED 21.40m
Median of 9 resale 5-bed sales in the 12 months to 23 Oct 2026 (9 resale sales of all sizes). Last sale in the tower: 18 Sep 2026.
- The market says
- 9 resales of all sizes in 12 months at AED 2,551 per sq ft (+3% in a year); a higher price than 74% of Dubai Hills Estate towers; owners who sold gained 15.2% a year and 5% sold at a loss; 10 homes for sale now.
“Owners who sold in Palm Hills made 15.2% a year, and 5% of them sold at a loss. A 5-bed gives a gross yield of about 3.5% on the median signed Ejari rent for a 5-bed in Dubai Hills Estate (AED 750,000 a year), against the median sold price. There are about 13 months of homes for sale, so the buyer can negotiate. For me that is a strong record for Dubai Hills Estate. Pay for the right view and layout.”
James is the human, licensed broker. Dalia, in the yellow bar, is the AI analyst.
- Asking now, 5-bed
- AED 19,695,000 (10 listings)
- Signed rent, 5-bed
- AED 750,000 a year (community median, 205 signed Ejari leases, 12 months) · gross yield 3.5% (signed rent)
- Asking rent, 5-bed
- AED 1,125,000 a year (16 listings)
- Official record
- 152 registered sales since 2021: 152 other
Pictures of Palm Hills
Render: emaar.com
Render: emaar.com
Render: emaar.com
3 pictures of this building: developer renders. Each shows its source; select one to open it there. A drawing is made by BUY DUBAI from real pictures and is marked as a drawing.
Palm Hills on the map
Three views of the same place, from the same direction. The other towers we cover are on all three: click one to open its page.
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3D: AI picture models of our towers (height and position from the map, detail approximate) and blocks from OpenStreetMap heights.
Resale and off-plan prices by bedroom
Resale = a completed home sold on. Off-plan = a home sold before the tower is complete, by the developer or by an earlier buyer (a Land Department "delayed sell"). The two are different markets, so we never mix them in one price. Sold = median price of sales in the 12 months to 23 Oct 2026. Asking and rent = live listings on 7 Oct 2026. Counts are in brackets. A median needs 5 sales or 3 listings.
| Type | Resale: sold | Resale: per sq ft | Median asking | Asking over resale | Rent a year | Gross yield |
|---|---|---|---|---|---|---|
| 5-bed | AED 21,370,994 (9) | 2,551 | AED 19,695,000 (10) | -8% | AED 1,125,000 (16) | 5.3% |
Rents in this table are asking rents (adverts). The yield in the headline is the signed Ejari rent divided by the median resale price, before service charge.
Sales we leave out of every median, count and chart (11 of 159 here): bulk transfers, meaning 5 or more completed homes sold within two days at prices per sq ft within 25% of each other (3); a sale at exactly the same price as that unit's sale before (4); a size more than 1.6 times the usual size for the recorded type, or a "studio" above 750 sq ft (4). They stay in the list below with a label.
Resale price per sq ft rose 3% in a year
Median AED 2,551 per sq ft in the last 12 months (9 resale sales, all sizes) against AED 2,471 in the 12 months before (12 resale sales, all sizes).
Bars: median AED per sq ft by quarter. Blue line and blue numbers under the bars: number of sales in the quarter. Last 16 quarters at most. Grey bars have fewer than 3 sales. Off-plan sales are 86% of all sales in this tower, so the early quarters show launch prices.
What owners made: +15.2% a year, 5% sold at a loss
21 owners bought a home in Palm Hills and sold it again as a completed home 6 months or more later. Half of them held it for 3.7 years or more. A gain is the change in the price for each year held, before fees, service charge and rent.
By what the owner paid
| Price paid | Gain a year | Sold at a loss | Owners |
|---|---|---|---|
| Cheapest third | +16.9% | 0% | 7 |
| Middle third | +10.3% | 14% | 7 |
| Dearest third | +14.7% | 0% | 7 |
Each owner is ranked by the price per sq ft paid, against the same unit type in the tower in the year of purchase. Across Dubai apartments the cheapest third gained +16.0% a year and the dearest third +7.9%.
By unit type, and bought off-plan or completed
| Unit type | Gain a year | Sold at a loss | Owners |
|---|---|---|---|
| 5-bed | +15.2% | 5% | 21 |
| Bought as | Gain a year | Sold at a loss | Owners |
|---|---|---|---|
| Off-plan | +15.2% | 5% | 21 |
Round trips: the same unit number sold twice, bulk transfers and same-price transfers out, 5 or more owners for each line. Only owners who sold are counted: an owner who waits for a better price is not here. An owner who bought off-plan paid in stages, so the gain on the cash paid in is higher than the gain on the price. Dubai figures: 55,901 round trips by the same rule, all areas, to 23 Oct 2026.
Every sale since 2021: 159 sales of 75 units
Newest first. Each sale is marked Resale or Off-plan. The last column shows the change from the same unit's sale before.
| Unit | Type | Sq ft | Price | AED per sq ft | Date | Market | Against the sale before |
|---|---|---|---|---|---|---|---|
| 84 | 5-bed | 9,424 | AED 22,500,000 | 2,388 | 18 Sep 2026 | Resale | +28% from AED 17.60m in 2023 |
| 108 | 5-bed | 7,104 | AED 18,500,000 | 2,604 | 4 Sep 2026 | Resale | +32% from AED 14.00m in 2023 |
| 67 | 5-bed | 10,348 | AED 27,500,000 | 2,658 | 14 Jul 2026 | Resale | +56% from AED 17.60m in 2023 |
| 85 | 5-bed | 9,424 | AED 21,500,000 | 2,281 | 6 Jul 2026 | Resale | +59% from AED 13.54m in 2021 |
| 83 | 5-bed | 9,424 | AED 21,370,994 | 2,268 | 20 May 2026 | Resale | +59% from AED 13.42m in 2021 |
| 53 | 5-bed | 7,104 | AED 20,000,000 | 2,815 | 16 Feb 2026 | Resale | +93% from AED 10.35m in 2021 |
| 71 | 5-bed | 9,817 | AED 24,000,000 | 2,445 | 29 Jan 2026 | Resale | +70% from AED 14.10m in 2021 |
| 92 | 5-bed | 7,104 | AED 18,125,000 | 2,551 | 23 Jan 2026 | Resale | +75% from AED 10.35m in 2021 |
| 110 | 5-bed | 7,104 | AED 18,250,000 | 2,569 | 18 Nov 2025 | Resale | +70% from AED 10.75m in 2021 |
| 88 | 5-bed | 8,843 | AED 18,800,000 | 2,126 | 14 Oct 2025 | Resale | -2% from AED 19.20m in 2024 |
| 81 | 5-bed | 9,820 | AED 25,100,000 | 2,556 | 25 Sep 2025 | Resale | +90% from AED 13.24m in 2021 |
| 104 | 5-bed | 7,104 | AED 17,900,000 | 2,520 | 22 Aug 2025 | Resale | +73% from AED 10.35m in 2021 |
| 78 | 5-bed | 9,818 | AED 23,750,000 | 2,419 | 20 Aug 2025 | Resale | +79% from AED 13.24m in 2021 |
| 44 | 5-bed | 7,104 | AED 18,200,000 | 2,562 | 28 Jul 2025 | Resale | same price as in 2025: transfer |
| 44 | 5-bed | 7,104 | AED 18,200,000 | 2,562 | 8 Jul 2025 | Resale | +35% from AED 13.50m in 2023 |
| 57 | 5-bed | 7,104 | AED 19,200,000 | 2,703 | 2 Jul 2025 | Resale | +54% from AED 12.50m in 2023 |
| 102 | 5-bed | 7,104 | AED 17,100,000 | 2,407 | 23 May 2025 | Resale | +70% from AED 10.05m in 2021 |
| 63 | 5-bed | 9,817 | AED 24,500,000 | 2,496 | 20 May 2025 | Resale | +38% from AED 17.75m in 2023 |
| 76 | 5-bed | 9,815 | AED 24,000,000 | 2,445 | 28 Apr 2025 | Resale | +73% from AED 13.90m in 2021 |
| 91 | 5-bed | 7,104 | AED 19,000,000 | 2,674 | 22 Apr 2025 | Resale | +73% from AED 10.97m in 2021 |
| 103 | 5-bed | 7,104 | AED 16,900,000 | 2,379 | 6 Feb 2025 | Resale | +62% from AED 10.45m in 2021 |
| 42 | 5-bed | 7,104 | AED 15,800,000 | 2,224 | 21 Nov 2024 | Resale | +9% from AED 14.50m in 2023 |
| 99 | 5-bed | 7,104 | AED 16,500,000 | 2,323 | 14 Oct 2024 | Off-plan, sold again | +62% from AED 10.20m in 2021 |
| 101 | 5-bed | 7,104 | AED 15,800,000 | 2,224 | 12 Sep 2024 | Off-plan, sold again | +57% from AED 10.05m in 2021 |
| 41 | 5-bed | 7,104 | AED 15,500,000 | 2,182 | 4 Sep 2024 | Off-plan, sold again | +37% from AED 11.30m in 2022 |
| 61 | 5-bed | 12,036 | AED 23,500,000 | 1,953 | 21 Aug 2024 | Off-plan, sold again | +75% from AED 13.46m in 2021 size does not fit the recorded type |
| 105 | 5-bed | 7,104 | AED 16,000,000 | 2,252 | 24 Jul 2024 | Off-plan, sold again | +59% from AED 10.05m in 2021 |
| 56 | 5-bed | 7,104 | AED 15,200,000 | 2,140 | 23 Jul 2024 | Off-plan, sold again | +3% from AED 14.70m in 2023 |
| 73 | 5-bed | 9,818 | AED 20,000,000 | 2,037 | 3 Jul 2024 | Off-plan, sold again | +51% from AED 13.24m in 2021 |
| 60 | 5-bed | 12,036 | AED 22,500,000 | 1,869 | 13 Jun 2024 | Off-plan, sold again | +67% from AED 13.46m in 2021 size does not fit the recorded type |
| 106 | 5-bed | 7,104 | AED 15,500,000 | 2,182 | 13 Jun 2024 | Off-plan, sold again | +54% from AED 10.05m in 2021 |
| 89 | 5-bed | 8,269 | AED 14,400,000 | 1,741 | 23 May 2024 | Off-plan, sold again | +7% from AED 13.43m in 2021 |
| 100 | 5-bed | 7,104 | AED 15,500,000 | 2,182 | 22 May 2024 | Off-plan, sold again | +50% from AED 10.35m in 2021 |
| 88 | 5-bed | 8,843 | AED 19,200,000 | 2,171 | 14 Feb 2024 | Off-plan, sold again | +44% from AED 13.33m in 2021 |
| 87 | 5-bed | 9,420 | AED 19,200,000 | 2,038 | 16 Jan 2024 | Off-plan, sold again | +43% from AED 13.42m in 2021 |
| 82 | 5-bed | 9,261 | AED 13,395,888 | 1,446 | 15 Dec 2023 | Off-plan, sold again | same price as in 2021: transfer |
| 44 | 5-bed | 7,104 | AED 13,500,000 | 1,900 | 14 Dec 2023 | Off-plan, sold again | +30% from AED 10.35m in 2022 |
| 51 | 5-bed | 7,104 | AED 14,200,000 | 1,999 | 8 Dec 2023 | Off-plan, sold again | +41% from AED 10.05m in 2021 |
| 84 | 5-bed | 9,424 | AED 17,600,000 | 1,868 | 1 Dec 2023 | Off-plan, sold again | +12% from AED 15.70m in 2022 |
| 59 | 5-bed | 10,231 | AED 18,900,000 | 1,847 | 25 Oct 2023 | Off-plan, sold again | +42% from AED 13.29m in 2021 |
| 55 | 5-bed | 7,104 | AED 15,000,000 | 2,111 | 23 Oct 2023 | Off-plan, sold again | +15% from AED 13.00m in 2023 |
| 42 | 5-bed | 7,104 | AED 14,500,000 | 2,041 | 20 Oct 2023 | Off-plan, sold again | +29% from AED 11.25m in 2023 |
| 67 | 5-bed | 10,348 | AED 17,600,000 | 1,701 | 19 Oct 2023 | Off-plan, sold again | +32% from AED 13.30m in 2021 |
| 52 | 5-bed | 7,104 | AED 17,000,000 | 2,393 | 10 Oct 2023 | Off-plan, sold again | +63% from AED 10.45m in 2021 |
| 45 | 5-bed | 7,104 | AED 13,400,000 | 1,886 | 12 Sep 2023 | Off-plan, sold again | +33% from AED 10.05m in 2023 |
| 62 | 5-bed | 10,008 | AED 18,800,000 | 1,879 | 27 Jul 2023 | Off-plan, sold again | +42% from AED 13.26m in 2021 |
| 50 | 5-bed | 7,104 | AED 15,000,000 | 2,111 | 24 Jul 2023 | Off-plan, sold again | +38% from AED 10.87m in 2021 |
| 108 | 5-bed | 7,104 | AED 14,000,000 | 1,971 | 15 Jun 2023 | Off-plan, sold again | +26% from AED 11.10m in 2022 |
| 63 | 5-bed | 9,817 | AED 17,750,000 | 1,808 | 15 Jun 2023 | Off-plan, sold again | +34% from AED 13.24m in 2021 |
| 79 | 5-bed | 9,817 | AED 16,700,000 | 1,701 | 13 Jun 2023 | Off-plan, sold again | +20% from AED 13.90m in 2021 |
| 115 | 5-bed | 7,404 | AED 14,000,000 | 1,891 | 13 Jun 2023 | Off-plan, sold again | +8% from AED 13.00m in 2022 |
| 43 | 5-bed | 7,104 | AED 12,000,000 | 1,689 | 31 May 2023 | Off-plan, sold again | +15% from AED 10.45m in 2022 |
| 56 | 5-bed | 7,104 | AED 14,700,000 | 2,069 | 26 May 2023 | Off-plan, sold again | +44% from AED 10.20m in 2021 |
| 114 | 5-bed | 7,346 | AED 14,100,000 | 1,920 | 23 May 2023 | Off-plan, sold again | +20% from AED 11.80m in 2023 |
| 64 | 5-bed | 9,817 | AED 17,500,000 | 1,783 | 15 May 2023 | Off-plan, sold again | +32% from AED 13.24m in 2021 |
| 45 | 5-bed | 7,104 | AED 10,047,888 | 1,414 | 12 May 2023 | Off-plan | |
| 75 | 5-bed | 9,817 | AED 14,000,000 | 1,426 | 4 May 2023 | Off-plan, sold again | +40% from AED 10.00m in 2023 |
| 42 | 5-bed | 7,104 | AED 11,250,000 | 1,584 | 2 May 2023 | Off-plan, sold again | +12% from AED 10.05m in 2022 |
| 75 | 5-bed | 9,817 | AED 10,000,000 | 1,019 | 1 May 2023 | Off-plan, sold again | -24% from AED 13.24m in 2022 |
| 112 | 5-bed | 9,188 | AED 13,900,000 | 1,513 | 19 Apr 2023 | Off-plan, sold again | +31% from AED 10.58m in 2021 |
| 49 | 5-bed | 7,104 | AED 13,500,000 | 1,900 | 12 Apr 2023 | Off-plan, sold again | +29% from AED 10.45m in 2021 |
| 55 | 5-bed | 7,104 | AED 13,000,000 | 1,830 | 11 Apr 2023 | Off-plan, sold again | +24% from AED 10.45m in 2021 |
| 95 | 5-bed | 7,104 | AED 13,000,000 | 1,830 | 7 Apr 2023 | Off-plan, sold again | +19% from AED 10.93m in 2022 |
| 66 | 5-bed | 9,898 | AED 16,500,000 | 1,667 | 28 Mar 2023 | Off-plan, sold again | +24% from AED 13.25m in 2021 |
| 57 | 5-bed | 7,104 | AED 12,500,000 | 1,760 | 14 Mar 2023 | Off-plan, sold again | +21% from AED 10.35m in 2021 |
| 113 | 5-bed | 7,873 | AED 11,800,000 | 1,499 | 8 Mar 2023 | Off-plan, sold again | +18% from AED 10.03m in 2021 |
| 114 | 5-bed | 7,346 | AED 11,800,000 | 1,606 | 26 Jan 2023 | Off-plan, sold again | +17% from AED 10.06m in 2021 |
| 65 | 5-bed | 9,817 | AED 15,500,000 | 1,579 | 24 Jan 2023 | Off-plan, sold again | +17% from AED 13.24m in 2021 |
| 95 | 5-bed | 7,104 | AED 10,925,000 | 1,538 | 29 Dec 2022 | Off-plan, sold again | +9% from AED 10.05m in 2021 |
| 86 | 5-bed | 9,423 | AED 15,000,000 | 1,592 | 16 Dec 2022 | Off-plan, sold again | +12% from AED 13.42m in 2021 |
| 84 | 5-bed | 9,424 | AED 15,700,000 | 1,666 | 8 Dec 2022 | Off-plan, sold again | +11% from AED 14.20m in 2021 |
| 108 | 5-bed | 7,104 | AED 11,100,000 | 1,562 | 24 Oct 2022 | Off-plan, sold again | +7% from AED 10.35m in 2021 |
| 94 | 5-bed | 7,104 | AED 11,200,000 | 1,577 | 1 Sep 2022 | Off-plan, sold again | +8% from AED 10.35m in 2021 |
| 115 | 5-bed | 7,404 | AED 13,000,000 | 1,756 | 3 Aug 2022 | Off-plan, sold again | +25% from AED 10.39m in 2021 |
| 41 | 5-bed | 7,104 | AED 11,300,000 | 1,591 | 6 Jul 2022 | Off-plan, sold again | +5% from AED 10.76m in 2021 |
| 80 | 5-bed | 9,931 | AED 15,000,000 | 1,510 | 24 Jun 2022 | Off-plan, sold again | +13% from AED 13.25m in 2022 |
| 47 | 5-bed | 7,104 | AED 11,000,000 | 1,548 | 21 Jun 2022 | Off-plan, sold again | +1% from AED 10.87m in 2021 |
| 75 | 5-bed | 9,817 | AED 13,241,888 | 1,349 | 25 May 2022 | Off-plan, sold again | same price as in 2021: transfer |
| 109 | 5-bed | 7,104 | AED 10,851,719 | 1,528 | 23 May 2022 | Off-plan, sold again | +8% from AED 10.05m in 2021 |
| 98 | 5-bed | 7,104 | AED 10,900,000 | 1,534 | 10 May 2022 | Off-plan, sold again | +8% from AED 10.05m in 2021 |
| 44 | 5-bed | 7,104 | AED 10,348,888 | 1,457 | 31 Mar 2022 | Off-plan | |
| 43 | 5-bed | 7,104 | AED 10,449,888 | 1,471 | 28 Mar 2022 | Off-plan | |
| 42 | 5-bed | 7,104 | AED 10,047,888 | 1,414 | 25 Mar 2022 | Off-plan | |
| 46 | 5-bed | 7,104 | AED 10,449,888 | 1,471 | 13 Jan 2022 | Off-plan | |
| 80 | 5-bed | 9,931 | AED 13,254,888 | 1,335 | 3 Jan 2022 | Off-plan | |
| 96 | 5-bed | 7,104 | AED 10,449,888 | 1,471 | 3 Jan 2022 | Off-plan | |
| 111 | 5-bed | 7,104 | AED 10,449,888 | 1,471 | 27 Dec 2021 | Off-plan | |
| 110 | 5-bed | 7,104 | AED 10,751,240 | 1,513 | 20 Dec 2021 | Off-plan, sold again | +7% from AED 10.05m in 2021 |
| 110 | 5-bed | 7,104 | AED 10,047,888 | 1,414 | 8 Dec 2021 | Off-plan | bulk transfer |
| 108 | 5-bed | 7,104 | AED 10,348,888 | 1,457 | 8 Dec 2021 | Off-plan | |
| 109 | 5-bed | 7,104 | AED 10,047,888 | 1,414 | 8 Dec 2021 | Off-plan | bulk transfer |
| 98 | 5-bed | 7,104 | AED 10,047,888 | 1,414 | 8 Dec 2021 | Off-plan | bulk transfer |
| 79 | 5-bed | 9,817 | AED 13,904,888 | 1,416 | 30 Nov 2021 | Off-plan, sold again | same price as in 2021: transfer |
| 79 | 5-bed | 9,817 | AED 13,904,888 | 1,416 | 29 Nov 2021 | Off-plan | |
| 41 | 5-bed | 7,104 | AED 10,762,888 | 1,515 | 28 Nov 2021 | Off-plan | |
| 95 | 5-bed | 7,104 | AED 10,047,888 | 1,414 | 22 Nov 2021 | Off-plan | |
| 77 | 5-bed | 9,872 | AED 13,250,196 | 1,342 | 14 Nov 2021 | Off-plan | |
| 97 | 5-bed | 7,104 | AED 10,348,888 | 1,457 | 14 Nov 2021 | Off-plan | |
| 53 | 5-bed | 7,104 | AED 10,348,888 | 1,457 | 11 Nov 2021 | Off-plan | |
| 89 | 5-bed | 8,269 | AED 13,430,888 | 1,624 | 20 Oct 2021 | Off-plan | |
| 88 | 5-bed | 8,843 | AED 13,331,888 | 1,508 | 20 Oct 2021 | Off-plan | |
| 71 | 5-bed | 9,817 | AED 14,101,888 | 1,437 | 19 Oct 2021 | Off-plan | |
| 75 | 5-bed | 9,817 | AED 13,241,888 | 1,349 | 19 Oct 2021 | Off-plan | |
| 103 | 5-bed | 7,104 | AED 10,449,888 | 1,471 | 5 Oct 2021 | Off-plan | |
| 48 | 5-bed | 7,104 | AED 10,500,000 | 1,478 | 5 Oct 2021 | Off-plan, sold again | +4% from AED 10.05m in 2021 |
| 107 | 5-bed | 7,104 | AED 10,449,888 | 1,471 | 5 Oct 2021 | Off-plan | |
| 48 | 5-bed | 7,104 | AED 10,047,888 | 1,414 | 12 Sep 2021 | Off-plan | |
| 82 | 5-bed | 9,261 | AED 13,395,888 | 1,446 | 1 Sep 2021 | Off-plan | |
| 87 | 5-bed | 9,420 | AED 13,419,888 | 1,425 | 1 Sep 2021 | Off-plan | |
| 86 | 5-bed | 9,423 | AED 13,419,888 | 1,424 | 1 Sep 2021 | Off-plan | |
| 93 | 5-bed | 7,104 | AED 10,500,000 | 1,478 | 29 Aug 2021 | Off-plan, sold again | +6% from AED 9.94m in 2021 |
| 54 | 5-bed | 7,104 | AED 10,047,888 | 1,414 | 26 Aug 2021 | Off-plan | |
| 100 | 5-bed | 7,104 | AED 10,348,888 | 1,457 | 26 Aug 2021 | Off-plan | |
| 51 | 5-bed | 7,104 | AED 10,047,888 | 1,414 | 26 Aug 2021 | Off-plan | |
| 72 | 5-bed | 9,817 | AED 13,904,888 | 1,416 | 26 Aug 2021 | Off-plan | |
| 106 | 5-bed | 7,104 | AED 10,047,888 | 1,414 | 25 Aug 2021 | Off-plan | |
| 81 | 5-bed | 9,820 | AED 13,241,888 | 1,349 | 25 Aug 2021 | Off-plan | |
| 91 | 5-bed | 7,104 | AED 10,973,888 | 1,545 | 25 Aug 2021 | Off-plan | |
| 104 | 5-bed | 7,104 | AED 10,348,888 | 1,457 | 24 Aug 2021 | Off-plan | |
| 69 | 5-bed | 9,817 | AED 13,241,888 | 1,349 | 24 Aug 2021 | Off-plan | |
| 92 | 5-bed | 7,104 | AED 10,348,888 | 1,457 | 24 Aug 2021 | Off-plan | |
| 99 | 5-bed | 7,104 | AED 10,197,888 | 1,435 | 24 Aug 2021 | Off-plan | |
| 68 | 5-bed | 9,911 | AED 13,252,888 | 1,337 | 24 Aug 2021 | Off-plan | |
| 85 | 5-bed | 9,424 | AED 13,544,888 | 1,437 | 24 Aug 2021 | Off-plan | |
| 73 | 5-bed | 9,818 | AED 13,241,888 | 1,349 | 24 Aug 2021 | Off-plan | |
| 94 | 5-bed | 7,104 | AED 10,348,888 | 1,457 | 24 Aug 2021 | Off-plan | |
| 70 | 5-bed | 9,855 | AED 14,172,888 | 1,438 | 24 Aug 2021 | Off-plan | |
| 50 | 5-bed | 7,104 | AED 10,867,888 | 1,530 | 24 Aug 2021 | Off-plan | |
| 74 | 5-bed | 9,817 | AED 13,241,888 | 1,349 | 22 Aug 2021 | Off-plan | |
| 102 | 5-bed | 7,104 | AED 10,047,888 | 1,414 | 22 Aug 2021 | Off-plan | |
| 47 | 5-bed | 7,104 | AED 10,867,888 | 1,530 | 22 Aug 2021 | Off-plan | |
| 76 | 5-bed | 9,815 | AED 13,903,888 | 1,417 | 22 Aug 2021 | Off-plan | |
| 105 | 5-bed | 7,104 | AED 10,047,888 | 1,414 | 19 Aug 2021 | Off-plan | |
| 78 | 5-bed | 9,818 | AED 13,241,888 | 1,349 | 19 Aug 2021 | Off-plan | |
| 101 | 5-bed | 7,104 | AED 10,047,888 | 1,414 | 19 Aug 2021 | Off-plan | |
| 90 | 5-bed | 7,104 | AED 10,867,888 | 1,530 | 19 Aug 2021 | Off-plan | |
| 83 | 5-bed | 9,424 | AED 13,419,888 | 1,424 | 19 Aug 2021 | Off-plan | |
| 84 | 5-bed | 9,424 | AED 14,198,919 | 1,507 | 25 Jul 2021 | Off-plan, sold again | +8% from AED 13.21m in 2021 |
| 55 | 5-bed | 7,104 | AED 10,449,888 | 1,471 | 18 Jul 2021 | Off-plan | |
| 64 | 5-bed | 9,817 | AED 13,241,888 | 1,349 | 18 Jul 2021 | Off-plan | |
| 57 | 5-bed | 7,104 | AED 10,348,888 | 1,457 | 18 Jul 2021 | Off-plan | |
| 65 | 5-bed | 9,817 | AED 13,241,888 | 1,349 | 18 Jul 2021 | Off-plan | |
| 52 | 5-bed | 7,104 | AED 10,449,888 | 1,471 | 18 Jul 2021 | Off-plan | |
| 56 | 5-bed | 7,104 | AED 10,197,888 | 1,435 | 18 Jul 2021 | Off-plan | |
| 61 | 5-bed | 12,036 | AED 13,459,888 | 1,118 | 15 Jul 2021 | Off-plan | size does not fit the recorded type |
| 59 | 5-bed | 10,231 | AED 13,286,888 | 1,299 | 15 Jul 2021 | Off-plan | |
| 49 | 5-bed | 7,104 | AED 10,449,888 | 1,471 | 15 Jul 2021 | Off-plan | |
| 60 | 5-bed | 12,036 | AED 13,459,888 | 1,118 | 15 Jul 2021 | Off-plan | size does not fit the recorded type |
| 62 | 5-bed | 10,008 | AED 13,263,888 | 1,325 | 15 Jul 2021 | Off-plan | |
| 58 | 5-bed | 10,067 | AED 13,644,888 | 1,355 | 15 Jul 2021 | Off-plan | |
| 66 | 5-bed | 9,898 | AED 13,251,888 | 1,339 | 15 Jul 2021 | Off-plan | |
| 67 | 5-bed | 10,348 | AED 13,298,888 | 1,285 | 15 Jul 2021 | Off-plan | |
| 63 | 5-bed | 9,817 | AED 13,241,888 | 1,349 | 15 Jul 2021 | Off-plan | |
| 112 | 5-bed | 9,188 | AED 10,578,930 | 1,151 | 11 Jul 2021 | Off-plan | |
| 113 | 5-bed | 7,873 | AED 10,031,312 | 1,274 | 11 Jul 2021 | Off-plan | |
| 115 | 5-bed | 7,404 | AED 10,393,216 | 1,404 | 11 Jul 2021 | Off-plan | |
| 114 | 5-bed | 7,346 | AED 10,059,883 | 1,370 | 11 Jul 2021 | Off-plan | |
| 93 | 5-bed | 7,104 | AED 9,944,470 | 1,400 | 5 Jul 2021 | Off-plan | |
| 84 | 5-bed | 9,424 | AED 13,208,297 | 1,402 | 5 Jul 2021 | Off-plan |
Sellers ask 3% more than buyers paid
10 homes are for sale in Palm Hills. The median advert asks 3% more per sq ft than the median resale sale of the same type in the last 12 months. 2 of 10 adverts ask the sold level or less. The median advert has been listed for 4 days; the oldest for 8 days.
| Type | For sale | Median asking | Asking per sq ft | Sold per sq ft (sales) | Asking over sold | Median time listed |
|---|---|---|---|---|---|---|
| 5-bed | 10 | AED 19,695,000 | 2,632 | 2,551 (9) | +3% | 4 days |
How long the adverts have been listed
Each home for sale, closest to sold prices first
| Type | Sq ft | Asking | Per sq ft | Against sold | Days listed | Notes |
|---|---|---|---|---|---|---|
| 5-bed | 9,187 | AED 21,000,000 | 2,286 | -10% | 8 | |
| 5-bed | 9,261 | AED 23,000,000 | 2,484 | -3% | 2 | |
| 5-bed | 7,104 | AED 18,500,000 | 2,604 | +2% | 6 | |
| 5-bed | 7,104 | AED 18,588,888 | 2,617 | +3% | 2 | furnished |
| 5-bed | 7,104 | AED 18,700,000 | 2,632 | +3% | 6 | |
| 5-bed | 7,104 | AED 18,700,000 | 2,632 | +3% | 2 | |
| 5-bed | 7,873 | AED 20,750,000 | 2,636 | +3% | 5 | |
| 5-bed | 7,104 | AED 19,400,000 | 2,731 | +7% | 2 | |
| 5-bed | 7,104 | AED 19,990,000 | 2,814 | +10% | 0 | |
| 5-bed | 7,104 | AED 20,000,000 | 2,815 | +10% | 8 |
Adverts: one reading on 7 Oct 2026. Sold prices: resale sales in this tower in the last 12 months, 5 or more of the type. An advert has no unit number, so we compare the price per sq ft with the type, not with the same unit. An asking price is not a sale price. Days listed is from the date on the advert: an agent can place a home again as a new advert, so the real time for sale can be longer. 1 adverts have the same type, size and price as another advert: they are probably the same home with a second agent. We cannot show price cuts over time or the time to sell yet: these need more than one reading.
Mortgage: what Palm Hills costs a month
The numbers start from the median sold price in this tower. Change any of them. The rate starts at 3.99%, the most common 3-year fixed rate in two bank comparison lists dated 5 October 2026. Fixed rates in those lists run from 3.75% to 4.69%. Three-month EIBOR, the base for variable rates, was 4.19% on 9 Oct 2026.
Cash you need on day one
Buy against rent
Loan limits: Central Bank of the UAE mortgage rules (first home under AED 5 million: 80% for residents, 85% for UAE nationals; AED 5 million and above: 70% and 75%; second home or investment: 60% and 65%; off-plan: 50%; 25 years at most; all your debt payments at most 50% of your income). Banks set their own limit for buyers who do not live in the UAE. Assumptions, the same in every BUY DUBAI calculator: rate 3.99% a year, the most common 3-year fixed rate in two bank comparison lists dated 5 October 2026; repayment loan over 25 years; Land Department fee 4% of the price plus AED 580; trustee office AED 4,200 (AED 2,100 under AED 500,000); agent 2% plus 5% VAT; with a loan: mortgage registration 0.25% of the loan plus AED 290, bank fee 1% of the loan plus VAT (it differs by bank), valuation AED 3,150. Life cover, insurance and service charges are not included. This is an illustration, not an offer of a loan. Rates read on 9 Oct 2026.
Home loans registered on Palm Hills
| Year | 2024 | 2025 | 2026 |
|---|---|---|---|
| Loans | 3 | 10 | 2 |
| Median loan | AED 10.50m | AED 11.74m | – |
Dubai Land Department register to 12 Feb 2026: mortgage and Islamic home finance registrations on homes in this tower. A loan can be for a purchase or to replace an older loan. Median shown for 3 or more loans.
The official record: 152 registered sales since 2021
Dubai Land Department register for "Palm Hills", 5 Jul 2021 to 12 Feb 2026: 152 other sales, plus 16 mortgages and 7 gifts. This source has every year and every unit type, but no unit numbers.
| Year | Others: sales | AED per sq ft |
|---|---|---|
| 2026 | 2 | – |
| 2025 | 13 | 2,520 |
| 2024 | 14 | 2,177 |
| 2023 | 32 | 1,830 |
| 2022 | 18 | 1,531 |
| 2021 | 73 | 1,416 |
Median AED per sq ft is shown for 3 or more sales in a year. 0 of these sales were off-plan and 152 were of completed units. What our unit list above does not have: sales before 2020; mortgages and gifts. For homes from 2020 to 12 Feb 2026 the register has 0 sales and our unit list has 153.
Sales, price cuts, new adverts, rents and news, on WhatsApp. You choose what and how often.
Which side faces what
The direction of each landmark from Palm Hills, and the towers within 150 m that can stand in the way. What a home really sees depends on its floor and its side of the building. We do not have the unit positions for this tower yet, so we cannot tell you the view of one unit.
| Side | What lies that way |
|---|---|
| North | Dubai Design District 6.6 km · Sheikh Zayed Road 6.7 km · Burj Khalifa 7.4 km · DIFC 9.0 km |
| North-east | Meydan racecourse 3.6 km · Dubai Creek and Ras Al Khor 8.8 km |
| West | Burj Al Arab and the sea 9.3 km · Dubai Marina skyline 14.9 km |
| North-west | Jumeirah beach and the sea 9.1 km |
The building: 0 of 0 questions answered
Each answer names its source. Questions with no answer are listed as "checked, not found" so you know we looked.
Where sources disagree
No conflict found between sources.
Around Palm Hills
Price against the nearest towers
| Tower | Distance | AED per sq ft, 12 months (sales) |
|---|---|---|
| Palm Hills (this tower) | – | 2,551 (9) |
| Majestic Vistas (Lamborghini Mansions) | 634 m | 3,141 (6) |
| Eden House Dubai Hills Estate | 730 m | 3,203 (20) |
| Greencrest Podium | 772 m | 2,336 (5) |
| Golf Place 1 | 833 m | 2,477 (11) |
| Emerald Hills | 1044 m | – (1) |
| Greencrest Tower | 1317 m | 2,137 (140) |
| Parkway Vistas | 1411 m | 2,310 (5) |
| The Parkway at Dubai Hills | 1430 m | – (0) |
Drive times with no traffic
| To | Time | Distance |
|---|---|---|
| Dubai Mall | 19 min | 14.3 km |
| DIFC Gate | 18 min | 15.1 km |
| DXB Terminal 3 | 39 min | 28.6 km |
| Dubai Marina Mall | 26 min | 20.1 km |
| Mall of the Emirates | 17 min | 12.0 km |
| Kite Beach | 17 min | 12.7 km |
| DWC airport | 48 min | 40.8 km |
OSRM routing on OpenStreetMap roads. Real times in traffic are longer.
Own a unit here?
Ask for a report on your unit: its sales history, the same type's sales in the last 12 months and the homes for sale against it. A licensed partner agent, named on the report with the registration number, sends it. BUY DUBAI is not a broker and takes no part in the sale.
Method, sources and what we did not find
- Sales: unit-level Dubai Land Department sale records, 5 Jul 2021 to 23 Oct 2026, checked by year against Dubai Land Department open data. Our unit list does not hold every sale, so some sales are missing.
- Listings: one snapshot, 7 Oct 2026. Asking prices and asking rents.
- Residents and building facts: Google Maps reviews and guide pages (Building guide from live adverts (facts and resident opinions; rewrite in your own words; cite as "live adverts")., Developer material (the developer's own project page and brochure; marketing text, not residents)., Resident and public material found on the open web (one passage per block; source and date under each)., live adverts: community guide), read by an AI model on 27 Oct 2026 with a fixed question list. A script checks that each answer names its source.
- Nobody visited the tower. Every fact is from a document, a map or a resident's review.
- Checked, not found for this tower: a Google Maps place, resident reviews, guides, a floor plan document, unit positions on a floor, the side and view of each unit, building facts, the developer, a licensed photo.
Corrections
Found an error? Tell us what is wrong and how you know. We check it, correct the page and list the change here.
Change log: 27 Oct 2026 first build of this page. No correction yet.