DAMAC Hills
Golf course villas and apartments, Dubailand
A finished golf community where the apartments, not the villas, carry the yield.
“Two markets behind one gate. Apartments near Dh1.2M carry the yield at 6.5 to 7.9 percent; the villas are a lifestyle buy at 5 to 6.5.”Houman Jalouti
Demand drivers
Two different markets sit behind one gate. Apartments in Carson, Golf Veduta and Bellavista trade near Dh1.2M and yield 6.5 to 7.9 percent, which is the investor product. Villas run to Dh10M and above at 5 to 6.5 percent, bought for the golf course and the space. About 4,063 rental contracts are registered in the community at an average of Dh117,559 a year, and 1,842 sales closed over the last twelve months, up about 9 percent. The community is delivered and tenanted, so demand here is occupancy rather than absorption risk.
Supply outlook
Mostly built out, which is the main difference from DAMAC Hills 2. New primary supply arrives as individual buildings rather than clusters, with Lilac due in November 2026 at 290 units: 161 studios, 120 one bedrooms, 8 two bedrooms and a single three bedroom. That mix tells you where the developer sees demand, which is small rentable investor stock. Villa supply is effectively closed apart from resale.
Strategy fit
Pick your half of the community deliberately. For income, buy a one bedroom near Dh1.2M and take the 7 percent; the golf address rents faster than an equivalent box in Dubailand. For a home, the villas are the better asset but the yield is ordinary, so buy those for the life rather than the return. Do not blend the two cases in one spreadsheet.
Comparable areas
Closest comparables: Dubai Hills Estate (same idea, closer in, considerably more expensive) and Arabian Ranches (villa only, no apartment yield play).
12-month thesis
A delivered golf community with two separate buys inside it. The apartments are the yield asset at about 7 percent, the villas a lifestyle asset at about 5.5. Know which one you are making before you look at a floor plan.