399 Hills Park, Dubai Hills Estate
399 Hills Park is a twin-tower apartment development in Dubai Hills Estate, built by National Properties, the real estate development arm of National Bonds. Its two towers, 399 Hills Park A and 399 Hills Park B, hold a combined 399 one, two and three-bedroom apartments, with Tower B now handed over and live resale and rental listings already active. This guide covers 399 Hills Park's location, unit mix and honest Airbnb income potential, with management available from a fee starting at 15%.
Developer
National Properties
Towers
2 (A & B)
Storeys
17 (Tower A)
Unit Types
1-3BR
Total Units
399
About 399 Hills Park
399 Hills Park is a twin-tower residential development in Dubai Hills Estate, built by National Properties, the real estate development arm of National Bonds. The project comprises two towers, marketed individually as 399 Hills Park A and 399 Hills Park B, with a combined total of 399 one, two and three-bedroom apartments across the site, a naming choice at least one source notes is drawn directly from that combined unit count.
Handover has followed a staggered timeline across the two towers. Live Property Finder listings for 399 Hills Park B are tagged "Handed Over" and "Ready to Move," with an active resale and rental market already in place at the time of this guide's research. 399 Hills Park A, by contrast, was still recorded as "under development" on propsearch.ae's own building-guide page, last updated 8 August 2026. Developer marketing materials had earlier pointed to a handover window between Q4 2025 and Q2 2026, so Tower B's live listing activity suggests actual delivery landed close to, but a little behind, that original target, a normal pattern for new Dubai handovers.
399 Hills Park should not be confused with Hills Park (also marketed as Park Hills in some listings), a separate apartment project by Emaar Properties elsewhere in Dubai Hills Estate. The two share a very similar name but have different developers, different buildings and different unit mixes. 399 Hills Park B is also sometimes searched as its own distinct sub-building, since it is a separately identifiable tower within this same development.
Location & Nearby Landmarks
399 Hills Park sits off Al Marabea Street within Dubai Hills Estate, close to the community's central Boulevard retail strip. Multiple sources put the development roughly 12 to 17 minutes' drive from Downtown Dubai, Dubai Marina, Palm Jumeirah and Burj Al Arab, with Dubai International Airport around 22 to 23 minutes away.
399 Hills Park joins Royale Stays' wider Dubai Hills Estate Building Guide cluster alongside Park Heights Square 2 and Ellington House 2, two more Dubai Hills Estate towers Royale Stays covers. For a wider view of the area's short-term rental market, see Royale Stays' Airbnb management guide for Dubai Hills Estate.
Unit Types
399 Hills Park's apartments span roughly 914 to 2,323 sq ft across the two towers, per the project's own marketing materials. One-bedroom units run from around 940 sq ft up to just over 1,050 sq ft, two-bedroom units from around 1,410 sq ft up to roughly 2,075 sq ft, and three-bedroom units from around 2,000 sq ft up to roughly 2,328 sq ft, per Bayut's building guide and Property Junction's own floor-plan table, which are broadly consistent with each other. A couple of marketing sources cite smaller one-bedroom sizes (roughly 655 to 675 sq ft) that may refer to a different unit type or Tower A specifically; owners and buyers should confirm their own unit's exact layout against current listings rather than relying on masterplan-wide ranges.
Amenities
Amenities span both towers' shared podium and rooftop levels: adults' and children's swimming pools, a padel tennis court, a yoga lawn, indoor and outdoor children's play areas with a splash pad, a rooftop terrace with a barbecue and family seating area, electric vehicle charging stations, landscaped green areas, a multipurpose event hall and ground-level retail facing the community's Boulevard. Each tower also has its own gym with sauna and steam rooms. Owners and guests should confirm current on-site facilities directly with the building's management, since amenity offerings can change as handover of the second tower completes.
Rental & Price Trends
Property Finder's own live listings put 399 Hills Park sale prices between roughly AED 1.9 million and AED 5.1 million, averaging around AED 2.7 million with an average price of about AED 2,000 per sq ft, based on around 70 units listed at the time of research. Rental asking prices run roughly AED 135,000 to 150,000 a year for one-bedroom units, AED 230,000 to 270,000 a year for two-bedroom units and around AED 360,000 a year for three-bedroom units, drawn from live listings tagged "Brand New" and "Ready to Move" posted within the past month. These are asking and listed prices, not a guarantee, and owners are better served checking live portal listings (Property Finder, Bayut, Propsearch) directly for current figures.
Owners weighing a specific unit's numbers can run their own scenario through Royale Stays' ROI calculator.
Airbnb / Short-Term Rental Income Potential
No direct Airbnb, Booking.com or Agoda listing for 399 Hills Park turned up in this guide's research, which fits its very recent handover: 399 Hills Park B's own live listings are still tagged "Brand New" and "Ready to Move" at the time of research, so there simply hasn't been time for a short-term rental track record to build up yet. Royale Stays does not currently have booking data specific to 399 Hills Park to draw on, so this guide does not present a building income figure it cannot support.
Short-term letting anywhere in Dubai, including at 399 Hills Park, runs through a DTCM (Department of Economy and Tourism) holiday home permit, professional photography, dynamic pricing and day-to-day guest communication. National Properties, National Bonds' real estate development arm, is the developer behind 399 Hills Park, not a hotel brand: there is no policy reason, unlike Vida, the site's only confirmed prohibited brand, that 399 Hills Park apartments can't be run as licensed holiday homes.
The wider operational approach is covered in Royale Stays' guide to Airbnb property management in Dubai, including furnishing, photography, pricing, check-in and guest communications for a fee starting from 15%. Royale Stays' guide to the Dubai holiday home permit covers what the process and fees generally involve. Owners ready to move forward can submit their property for a free earnings estimate.
No third-party OTA listing was found for 399 Hills Park at the time of research; the development's very recent handover (399 Hills Park B tagged "Brand New"/"Ready to Move" on live portal listings) is the most likely explanation, not a signal against STR viability. No Royale Stays-managed unit currently exists at 399 Hills Park.
Questions