Hills Park, Dubai Hills Estate
Hills Park is a 450-unit apartment building by Emaar Properties in Dubai Hills Estate, part of Mohammed Bin Rashid City. The tower offers one, two and three-bedroom apartments set among more than 1,800 trees and landscaped grounds, with handover targeted for Q2 2026. This guide covers Hills Park's location, unit mix and honest Airbnb income potential for a still-under-construction building, with management available from a fee starting at 15%.
Developer
Emaar Properties
Unit Types
1-3BR
Total Units
~450
Handover
Q2 2026
About Hills Park
Hills Park is a residential tower by Emaar Properties in Dubai Hills Estate, overlooking the community's own Dubai Hills Park. The building is planned to hold an estimated 450 one, two and three-bedroom apartments, with construction underway since late 2022 and handover targeted for Q2 2026.
Apartments launched from AED 1,208,888 for units starting around 676 sq ft, with a standard 10% booking deposit and an extended payment plan running through handover, per the project's own sales materials. One-bedroom units run roughly 675 to 741 sq ft and two-bedroom units roughly 994 to 1,074 sq ft, per Bayut's building guide, with marketing materials also referencing some full-floor layouts up to around 1,777 sq ft.
Hills Park should not be confused with 399 Hills Park, a separate twin-tower development elsewhere in Dubai Hills Estate built by National Properties, National Bonds' real estate arm, with its own distinct unit count and towers (399 Hills Park A and B). Hills Park is also sometimes marketed under the reversed name Park Hills in a small number of listings, but this refers to the same Emaar Properties building, not a third project. A further separate Emaar development, Hillside Park, also sits within Dubai Hills Estate and is unrelated to Hills Park despite the similar name.
Location & Nearby Landmarks
Hills Park sits within Dubai Hills Estate just off Al Khail Road and Umm Suqeim Street, around a 2-minute walk from Dubai Hills Park and roughly a 10-minute walk from Dubai Hills Mall, home to more than 650 stores, restaurants and a multiplex cinema. Downtown Dubai and Dubai Marina are both roughly 15 minutes away by car, with Dubai International Airport around 20 minutes away.
Hills Park joins Royale Stays' wider Dubai Hills Estate Building Guide cluster alongside 399 Hills Park, Ellington House 3 and The Grove by Iman, other Dubai Hills Estate buildings 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
Hills Park comprises one, two and three-bedroom apartments. Per Bayut's own building guide, one-bedroom units span roughly 675 to 741 sq ft with two bathrooms, a living/dining area and a balcony, while two-bedroom units span roughly 994 to 1,074 sq ft with three bathrooms. Marketing materials also reference full-floor layouts up to around 1,777 sq ft, likely covering the building's larger three-bedroom units. Buyers should confirm a specific unit's exact layout against current sales materials rather than relying on building-wide ranges.
Amenities
Hills Park's amenities are built around its green setting: more than 1,800 trees and landscaped grounds, a swimming pool with poolside sun decks, an outdoor fitness area and a fully equipped gym, tennis courts, running tracks and picnic lawns, plus outdoor dining and barbecue facilities and a secure children's play area. Owners and guests should confirm current on-site facilities directly with building management as handover approaches.
Rental & Price Trends
Hills Park launched at AED 1,208,888 for apartments starting around 676 sq ft, working out to roughly AED 1,788 per sq ft at that starting price point, per the project's own sales materials. Standard terms include a 10% booking deposit with an extended payment plan running through handover. Because Hills Park has not yet reached handover, and its name is easily confused in portal searches with the separate, similarly-named 399 Hills Park nearby, this guide does not present live resale or rental comparables it cannot cleanly attribute to the correct building; owners are better served checking live portal listings directly once handover approaches and confirming which specific building a listing refers to.
Owners weighing a specific unit's numbers can run their own scenario through Royale Stays' ROI calculator.
Airbnb / Short-Term Rental Income Potential
Hills Park is still under construction, with handover targeted for Q2 2026 and no units delivered at the time of this guide's research. No Airbnb, Booking.com or Agoda listing for the building turned up in this guide's research, which fits its pre-handover status: there simply hasn't been an opportunity for a short-term rental track record to build up yet. Royale Stays does not currently have booking data specific to 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 Hills Park once handed over, runs through a DTCM (Department of Economy and Tourism) holiday home permit, professional photography, dynamic pricing and day-to-day guest communication. Emaar Properties is the developer behind Hills Park, not a hotel brand: there is no policy reason, unlike Vida, the site's only confirmed prohibited brand, that Hills Park apartments can't be run as licensed holiday homes once complete.
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 Hills Park at the time of research; the building is still under construction with handover targeted for Q2 2026, which is the most likely explanation, not a signal against STR viability. No Royale Stays-managed unit currently exists at Hills Park. Care was taken during research to exclude figures actually belonging to the separate, similarly-named 399 Hills Park project nearby.
Questions