Brief Battle is free during the pilot: verified brokers who cover Dubai Hills - Sidra 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 ≈3,150 sqft
Typical price
AED 8.19M – 8.96M
Median
AED 8.55M
Ready sales, 12 months
6
Plot (median)
4,468 sq ft
Built-up (median)
3,146 sq ft
AED 8.19Mmedian AED 8.55MAED 8.96M
Why this range: the middle half (25th to 75th percentile) of 6 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 336k – 400k a year, median AED 370k (50 new Ejari contracts started in the last 12 months)
12-month outlook
We abstain. Only 10 registered ready sales in the last 24 months; we need at least 12.
Recent registered sales (8)
Date
Plot, sq ft
Built-up, sq ft
Price, AED
1 Sep 2026 Ready
4,393
3,146
7,600,000
27 Jul 2026 Ready
4,338
3,146
9,000,000
15 Apr 2026 Ready
4,602
3,146
10,250,000
2 Mar 2026 Ready
4,602
3,146
8,170,000
29 Jan 2026 Ready
4,348
3,146
8,260,000
7 Jan 2026 Ready
4,359
3,146
8,850,000
2 Oct 2025 Ready
4,553
3,146
8,300,000
27 Aug 2025 Ready
4,411
3,146
8,950,000
From the DLD open data, without unit or plot numbers.
4BR villa or townhouse · BUA ≈3,460 sqft
Typical price
AED 9.8M – 11.78M
Median
AED 10.69M
Ready sales, 12 months
10
Plot (median)
4,845 sq ft
Built-up (median)
3,456 sq ft
AED 9.8Mmedian AED 10.69MAED 11.78M
Why this range: the middle half (25th to 75th percentile) of 10 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 440k – 512k a year, median AED 460k (24 new Ejari contracts started in the last 12 months)
12-month outlook
p10 AED 8.38Mp50 AED 10.44Mp90 AED 13.63M
Central case -2.3% 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
7 Oct 2026 Ready
4,822
3,456
8,700,000
5 Oct 2026 Ready
5,074
3,456
10,100,000
4 Aug 2026 Ready
4,911
3,456
11,800,000
5 Jun 2026 Ready
6,574
3,456
12,500,000
11 May 2026 Ready
4,860
3,456
11,700,000
3 Mar 2026 Ready
4,657
3,456
10,300,000
15 Jan 2026 Ready
4,888
3,456
11,070,000
15 Dec 2025 Ready
4,825
3,456
9,500,000
From the DLD open data, without unit or plot numbers.
5BR villa or townhouse · BUA ≈4,140 sqft
Typical price
AED 13.3M – 14.65M
Median
AED 14.2M
Ready sales, 12 months
9
Plot (median)
6,064 sq ft
Built-up (median)
4,145 sq ft
AED 13.3Mmedian AED 14.2MAED 14.65M
Why this range: the middle half (25th to 75th percentile) of 9 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 560k – 795k a year, median AED 600k (19 new Ejari contracts started in the last 12 months)
12-month outlook
p10 AED 10.54Mp50 AED 13.12Mp90 AED 17.14M
Central case -7.6% 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 Jun 2026 Ready
6,009
4,145
14,650,000
8 Jun 2026 Ready
6,022
4,145
12,500,000
7 May 2026 Ready
5,791
4,145
14,202,500
10 Mar 2026 Ready
7,177
4,145
16,000,000
3 Mar 2026 Ready
6,177
4,145
15,100,000
17 Feb 2026 Ready
6,004
4,145
14,500,000
13 Jan 2026 Ready
6,073
4,145
13,400,000
10 Dec 2025 Ready
6,156
4,145
13,300,000
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): 86.9 in 2026Q3Index figures
Quarter
Rent index
2026Q3
86.9(n 36)
2026Q2
96.2(n 13)
2026Q1
89.3(n 11)
2025Q4
93.3(n 29)
2025Q3
92.6(n 28)
2025Q2
93.8(n 19)
2025Q1
100(n 15)
2024Q4
88.1(n 22)
2024Q3
89.9(n 25)
2024Q2
83.2(n 12)
2023Q4
85.9(n 33)
2023Q3
80.2(n 29)
2023Q2
89.4(n 13)
2023Q1
85.2(n 16)
2022Q4
83(n 22)
2022Q3
69.6(n 28)
2022Q2
62.3(n 15)
2022Q1
60.3(n 15)
2021Q4
48.8(n 10)
Mix-adjusted price change: -4.3% a year over the last 12 months, +5.4% a year over 24 months. Ready sales in the last 6 months: 11, against 14 in the 6 months before.
Track record
Track record
How well have our forecasts done?
Our model, average error
13.0%
Simple median, average error
35.2%
Past predictions checked
37
Outcomes inside the 80% band
97%
On 37 past 12-month predictions, made only with data available at the time, our model's average error was 63% lower than simply carrying forward the median price.
An honest 80% band should contain about 80% of outcomes; ours contained 97%.
No broker guides for Dubai Hills - Sidra 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).