Brief Battle is free during the pilot: verified brokers who cover Dubai Hills - Maple 2 send their best units for 72 hours and we rank them against registered deals. Few brokers have joined so far, so offers may be few. Brokers never see your contact details unless you choose an offer.
Last 12 months. Typical = the middle half of registered deals. Outlook and comparables are under each home type.
By home type
3BR villa or townhouse · BUA ≈2,250 sqft
Typical price
AED 4.71M – 4.92M
Median
AED 4.85M
Ready sales, 12 months
8
Plot (median)
2,097 sq ft
Built-up (median)
2,251 sq ft
AED 4.71Mmedian AED 4.85MAED 4.92M
Why this range: the middle half (25th to 75th percentile) of 8 registered ready sales in the last 12 months.
Plot, built-up area and condition move villa prices more than size alone, so we show them instead of one price per square foot.
Rent: AED 210k – 250k a year, median AED 220k (65 new Ejari contracts started in the last 12 months)
12-month outlook
p10 AED 3.52Mp50 AED 4.38Mp90 AED 5.72M
Central case -9.6% on today's median.
Eight times out of ten we expect the outcome inside the band. Method: trend v0: segment level from a robust 12-month log-price regression with a community slope, projected with damping φ=0.5 (both chosen on 2011–2019 origins only); p10/p90 from realised backtest errors.
Recent registered sales (8)
Date
Plot, sq ft
Built-up, sq ft
Price, AED
30 Jul 2026 Ready
2,103
2,251
4,400,000
9 Apr 2026 Ready
2,096
2,251
4,450,000
30 Mar 2026 Ready
2,183
2,251
4,990,000
26 Mar 2026 Ready
2,099
2,251
4,990,000
19 Feb 2026 Ready
2,133
2,251
4,850,000
7 Jan 2026 Ready
2,090
2,251
4,900,000
28 Nov 2025 Ready
2,141
2,251
4,850,000
22 Oct 2025 Ready
2,096
2,251
4,800,000
From the DLD open data, without unit or plot numbers.
4BR villa or townhouse · BUA ≈2,460 sqft
Typical price
AED 5.25M – 5.88M
Median
AED 5.5M
Ready sales, 12 months
19
Plot (median)
3,069 sq ft
Built-up (median)
2,462 sq ft
AED 5.25Mmedian AED 5.5MAED 5.88M
Why this range: the middle half (25th to 75th percentile) of 19 registered ready sales in the last 12 months.
Plot, built-up area and condition move villa prices more than size alone, so we show them instead of one price per square foot.
Rent: AED 250k – 290k a year, median AED 265k (93 new Ejari contracts started in the last 12 months)
12-month outlook
p10 AED 4.07Mp50 AED 5.06Mp90 AED 6.62M
Central case -8.0% on today's median.
Eight times out of ten we expect the outcome inside the band. Method: trend v0: segment level from a robust 12-month log-price regression with a community slope, projected with damping φ=0.5 (both chosen on 2011–2019 origins only); p10/p90 from realised backtest errors.
Recent registered sales (8)
Date
Plot, sq ft
Built-up, sq ft
Price, AED
1 Oct 2026 Ready
3,365
2,462
5,500,000
4 Aug 2026 Ready
2,163
2,406
5,300,000
4 Aug 2026 Ready
3,074
2,462
5,200,000
9 Jun 2026 Ready
2,880
2,462
4,950,000
15 May 2026 Ready
3,264
2,462
5,500,000
6 May 2026 Ready
3,193
2,462
5,200,000
4 May 2026 Ready
3,260
2,462
6,050,000
18 Feb 2026 Ready
2,168
2,406
5,560,000
From the DLD open data, without unit or plot numbers.
5BR villa or townhouse
No price range. Only 2 registered ready sales in the last 12 months; we need at least 6.
Rent: AED 272k – 310k a year, median AED 295k (23 new Ejari contracts started in the last 12 months)
Recent registered sales (8)
Date
Plot, sq ft
Built-up, sq ft
Price, AED
23 Jan 2026 Ready
2,957
2,735
6,100,000
12 Nov 2025 Ready
3,237
2,735
6,300,000
17 Sep 2025 Ready
3,481
2,735
6,775,000
17 Jul 2025 Ready
2,986
2,735
6,000,000
24 Jun 2025 Ready
3,072
2,735
5,850,000
28 Apr 2025 Ready
3,477
2,735
6,400,000
10 Apr 2025 Ready
3,439
2,735
6,000,000
28 Feb 2025 Ready
3,759
2,735
5,900,000
From the DLD open data, without unit or plot numbers.
Market trend
Quarterly index of ready-sale prices and new rents, adjusted for the mix of home types and sizes sold each quarter (2025Q1 = 100).
Sale index: Base quarter 2025Q1 has fewer than 10 records.
New rents (Ejari): 85.7 in 2026Q3Index figures
Quarter
Rent index
2026Q3
85.7(n 82)
2026Q2
84.7(n 27)
2026Q1
98(n 35)
2025Q4
99.9(n 37)
2025Q3
95.9(n 92)
2025Q2
97.1(n 31)
2025Q1
100(n 25)
2024Q4
100.7(n 41)
2024Q3
94.5(n 73)
2024Q2
94.1(n 42)
2024Q1
92.6(n 30)
2023Q4
92.3(n 29)
2023Q3
86.8(n 62)
2023Q2
83.8(n 53)
2023Q1
85(n 53)
2022Q4
88.2(n 44)
2022Q3
73(n 60)
2022Q2
67.7(n 52)
2022Q1
64.9(n 52)
2021Q4
64.2(n 22)
Mix-adjusted price change: -7.3% a year over the last 12 months, +7.7% a year over 24 months. Ready sales in the last 6 months: 8, against 21 in the 6 months before.
Track record
Track record
How well have our forecasts done?
Our model, average error
8.8%
Simple median, average error
29.0%
Past predictions checked
54
Outcomes inside the 80% band
94%
On 54 past 12-month predictions, made only with data available at the time, our model's average error was 70% lower than simply carrying forward the median price.
An honest 80% band should contain about 80% of outcomes; ours contained 94%.
No broker guides for Dubai Hills - Maple 2 yet. Guides are written with registered brokers, signed with their BRN, and published only after they approve the final text.
Coverage: segments with a price range cover ≥ 80% of the area's ready sales in 12 months, with rent, at least one forecast, and off-plan at most 50% of sales (off-plan is not priced).