399 Hills Park B, Dubai Hills Estate
399 Hills Park B is one of two towers in the 399 Hills Park development in Dubai Hills Estate, built by National Properties, the real estate development arm of National Bonds. Unlike its sister tower, Tower A, which remains under development, Tower B is already handed over, with an active resale and rental market in place. This guide covers 399 Hills Park B’s location, unit mix and honest Airbnb income potential, with management available from a fee starting at 15%.
Developer
National Properties
Tower
B of 2 (A & B)
Status
Handed Over
Unit Types
1-3BR
Combined Units
399 (both towers)
About 399 Hills Park B
399 Hills Park B is one of two towers that make up the 399 Hills Park development in Dubai Hills Estate, built by National Properties, the real estate development arm of National Bonds. The development’s two towers, A and B, share a combined total of 399 one, two and three-bedroom apartments, a naming choice at least one source notes is drawn directly from that combined unit count.
Tower B is the more advanced of the two: live Property Finder listings for it 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. Tower 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 for the development as a whole, so Tower B's live listing activity suggests its own delivery landed close to that original target.
399 Hills Park B should not be confused with two similarly-named but unrelated projects. It is a specific tower within National Properties' 399 Hills Park, and this page is a companion to Royale Stays' wider guide covering the full 399 Hills Park development. Separately, Hills Park (also marketed as Park Hills in some listings) is a completely different apartment project by Emaar Properties elsewhere in Dubai Hills Estate; see Royale Stays' own guide to that separate building if that is what you are looking for.
Location & Nearby Landmarks
399 Hills Park B 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 B joins Royale Stays' wider Dubai Hills Estate Building Guide cluster alongside Executive Residences 2, another Dubai Hills Estate tower 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
Across the whole 399 Hills Park development, apartments span roughly 914 to 2,323 sq ft, 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. No source breaks these ranges out tower by tower, so this guide states the development-wide figures rather than inventing a Tower B-specific split that no source actually provides; owners and buyers should confirm their own unit's exact layout against current listings.
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. Tower B 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 Tower A's own handover completes.
Rental & Price Trends
Property Finder's own live listings for 399 Hills Park put 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 and around 20 recorded transactions at the time of this guide's research. Since Tower A remains under development, this current listing and transaction activity is, in practice, Tower B's own market. 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 B turned up in this guide's research, which fits its very recent handover: live listings for the tower 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 B 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 B, 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 B apartments can't be run as licensed holiday homes. Given Tower B is already handed over and occupied, it is, in practice, the tower where a 399 Hills Park short-term rental could actually start operating today, unlike Tower A, which has no completed units yet.
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 B at the time of research; the tower's very recent handover (units 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 B.
Questions