Community Intelligence · DAMAC Hills 2 (Formerly Akoya Oxygen) · Updated September 2026 · DLD Data
Dubai's Most Searched Villa Community Through Summer 2026. 14,000 Homes. AED 5/SqFt Service Charges. 7 Clusters Ranked. 3BR Townhouses from AED 1.23M. 5.97% Average Villa Yield per DLD H1 2026. Avencia Delivering 7.23% ROI.
DAMAC Hills 2 — formerly Akoya Oxygen — is the largest affordable villa community in Dubai by unit count and the most searched villa destination on every major search index through summer 2026. Its appeal is structural: 3-bedroom townhouses from AED 1.23M, service charges at AED 5/sqft (the lowest of any DAMAC community at scale), and the DLD H1 2026 citywide Sales Market Report confirming it as Dubai's top-yielding affordable villa segment at 5.97%. The community spans 55 million sqft of Dubailand, anchored by the Trump World Golf Club Dubai (Tiger Woods design), Water Town, Sports Town, and a petting farm — none of which appear in any other villa community at this price point. DLD recorded 1,361 property transactions in the last 12 months at an average of AED 1,686,142. Within the community, seven distinct clusters serve different buyer profiles — the choice of cluster is as material as the choice of community.
Evaluating a specific DAMAC Hills 2 cluster? Get DLD-verified pricing, yield, and cluster comparison.
What DAMAC Hills 2 is — and why the service charge advantage is underreported
DAMAC Properties · formerly Akoya Oxygen · Dubailand · 55M sqft · 14,000+ homes · active off-plan pipeline
DAMAC Hills 2 was launched by DAMAC Properties in 2014 as Akoya Oxygen — a deliberate positioning as a green, eco-focused alternative to the original DAMAC Hills golf community. The community spans approximately 55 million sqft in southern Dubailand, off Al Qudra Road (D63) and Jebel Ali-Lehbab Road (E77). It is the largest affordable villa community in Dubai by unit count, with 14,000+ delivered and under-development homes across more than 15 named clusters.
The community's defining proposition is value density: what you receive per dirham at DAMAC Hills 2 is structurally more than at equivalent price points in other villa communities. A 3BR townhouse at AED 1.23M in Albizia or Vardon comes with private garden, covered parking, community pool access, and proximity to Water Town, Sports Town, and a golf course. Service charges at AED 5/sqft (RERA Mollak confirmed) mean a 1,300 sqft townhouse costs approximately AED 6,500/year in service charges — versus AED 15,600–23,400/year for the same-sized unit in Arabian Ranches 3 (AED 12–18/sqft). Over a 5-year hold, this difference alone is AED 45,000–85,000 in additional net income for the DH2 investor.
The service charge advantage nobody quantifies: DAMAC Hills 2 service charges are AED 5/sqft per year (RERA Mollak). Arabian Ranches 3: AED 12–18/sqft. DAMAC Hills (original): variable higher. Dubai Hills Estate: AED 8–12/sqft. On a 1,300 sqft townhouse at DH2's 5.97% gross yield, the service charge is AED 6,500/year — approximately 0.5% of purchase price on a AED 1.23M unit. Net yield stays close to gross. At Arabian Ranches 3 on a comparable townhouse, the service charge is AED 15,600–23,400/year — a 1.2–1.9 percentage point drag on net yield. For yield investors comparing villa communities, this differential should be explicit in every model.
Best clusters to live in — and best apartments — ranked by lifestyle fit, yield, and DLD data
Source: V Capital Market Research & Intelligence · DLD transaction records · RERA Mollak · September 2026
DAMAC Hills 2 is not one community — it is 15+ named clusters, each with a distinct character, price point, and DLD yield profile. The cluster you choose determines your morning commute route, your proximity to Water Town, your views, and your resale liquidity. This is the one decision most buyers and renters underweight.
Top pick — family living
Vardon
ROI: 6.26% · Most popular rental cluster · DLD
The most popular cluster for rentals in DAMAC Hills 2 — consistently topping rental search data. Vardon wraps around the community's scenic lakes and landscaped gardens, giving it the best natural setting within DH2. The sustainable design (solar-integrated, green landscaping, energy-efficient homes) appeals to environmentally conscious families and is a differentiator that commands a small rent premium over comparable DH2 clusters. Residents have walking access to Water Town's wave pool, lazy river, and Malibu Beach. Sports Town is under 5 minutes by car. Community pools, play areas, water fountains, jogging tracks, and grocery convenience are all within Vardon's perimeter. The cluster has a community-village feel — small enough to know your neighbours, large enough to have its own retail and F&B cluster.
3BR avg rentAED 85,000/year · DLD Ejari
3BR purchase priceAED 1.23M avg · DLD
Best forFamilies · sustainable living · lake views
CommuteAl Qudra Rd (D63) + E77 access
Top yield — 7.23% ROI
Avencia
ROI: 7.23% · Highest of any villa cluster in DH2 · DLD
Avencia delivers the highest documented ROI of any villa cluster in DAMAC Hills 2 — 7.23% per DLD data. The driver is golf course proximity: Avencia sits adjacent to the Trump World Golf Club Dubai (Tiger Woods design), giving certain plots a fairway view that commands a rental premium not replicated elsewhere in the community. Homes are built with contemporary fixtures and open-plan layouts. Kids' play areas, parks, and a gym are within the cluster. The 3BR at AED 1.44M average (DLD) represents the most yield-efficient entry in DH2 for investors who want a single metric to guide acquisition. The combination of golf proximity, 7.23% ROI, and AED 5/sqft service charges makes this the cluster the yield model points to first.
ROI7.23% · DLD records
3BR avg priceAED 1.44M · DLD
Best forYield investors · golf proximity
4BR avg priceAED 1.56M · DLD
Most active buyer cluster · DLD
Albizia
ROI: 6.08% · #1 by buyer transaction volume · DLD
Albizia leads all DH2 clusters by buyer transaction volume — the DLD data point that confirms deepest resale liquidity. This matters for exit: a cluster where more buyers transact is a cluster where your resale finds an audience faster. The proximity to The Sevens Cricket Stadium and direct Jebel Ali-Lehbab Road (E77) access gives Albizia the best commute profile within DH2 — a meaningful advantage for residents working towards Jebel Ali Free Zone, Al Maktoum International, or the southern Dubai industrial corridor. Ready-to-move-in homes are available in volume, reducing construction risk. Family-friendly infrastructure: play areas, parks, fitness facilities. At AED 1.23M for a 3BR (DLD average), Albizia's entry matches Vardon's price but adds superior transport access and resale liquidity.
ROI6.08% · DLD
3BR avg priceAED 1.23M · DLD
Best forCommuters · liquidity-focused investors
TransportDirect E77 access · The Sevens adjacent
Premium feel · larger homes
Park Greens
ROI: 6.29% · AED 2.95M avg · scenic parkland setting
Park Greens occupies a distinctive position in DAMAC Hills 2: it is the community's premium-feel cluster, with larger homes, lush parkland surroundings, and more spacious plot sizes than the townhouse-dominant clusters. Average price of AED 2.95M puts it above the community average — this is the DH2 offering for buyers who want the affordable villa story but in a bigger, more premium-feeling package. 3BR villas from AED 1.48M, 4BR from AED 2.82M, and 5BR from AED 2.88M represent a wide range that covers move-up family buyers and investors targeting the premium rental tenant (senior professionals, GCC family buyers). ROI of 6.29% (DLD) is competitive given the premium positioning. The parkland design gives Park Greens the most photogenic street-level environment in the community.
ROI6.29% · DLD
3BR fromAED 1.48M · DLD
4BR avgAED 2.82M · DLD
Best forPremium feel · larger families · move-up buyers
Lake-facing · family choice
Pacifica
Lake-facing plots · active rental demand · family community
Pacifica is one of the community's lake-facing clusters, offering a water view that is genuinely uncommon in affordable Dubai villa communities. Lake-facing plots in Pacifica command a view premium on both sale and rental — typically 8–12% above comparable back-to-back units within the cluster per V Capital analysis of DLD transactions by plot position. The cluster is popular with families seeking a quieter, more serene setting within the larger DH2 masterplan. Water Town is accessible by a short drive or an internal community path. Pacifica's layout prioritises green space and pedestrian walkways over road-dominant streetscapes — a deliberate design choice that makes it one of the most liveable clusters in DH2 for families with young children.
Best forFamilies · lake views · quiet living
View premium8–12% above back-to-back units · DLD
AccessInternal community paths · Water Town nearby
NoteConfirm specific plot position before committing
Established · well-managed
Camelia
3BR townhouses · contemporary design · AED 1.3M range
Camelia is one of DH2's earlier delivered clusters — established, with active resale history and a well-maintained streetscape. The 3BR townhouses are the dominant product, with BUAs around 1,800 sqft and private garden areas. Rents in Camelia have been documented at AED 85K–105K/year for 3BR units per DLD Ejari data. The cluster has good proximity to the Trump World Golf Club and the central community mall. For buyers who want a well-established cluster (fewer handover risk issues, clearer service charge track record), Camelia offers the comfort of maturity at entry pricing comparable to Vardon and Albizia.
3BR rent rangeAED 85K–105K/year · DLD Ejari
BUA typical1,800 sqft · private garden
Best forReady move-in · established setting
NoteEarlier delivery — confirm building condition
APARTMENTS — FOR INCOME-FOCUSED INVESTORS
7–9% gross yield
Viridis Residence
Avg AED 761K · DLD · highest yield tier
The primary delivered apartment building in DH2. Lower entry than villas, 7–9% gross yield per DLD Ejari data. Primarily investor-owned and rented to young professionals, single expats, and academic city workers. The yield advantage over villa stock is clear; the trade-off is the apartment community feel vs private-garden villa living.
EntryFrom AED 500K (studio)
Yield7–9% gross · DLD Ejari
7–9% gross yield
Fiora
Lower entry · strong cash flow · DLD confirmed
Fiora is the second major apartment cluster in DH2 delivering 7–9% gross yield at sub-AED 800K average transaction price per DLD records. For investors targeting maximum cash flow from the lowest possible entry in a Dubai villa community, Fiora and Viridis represent the income engine of DAMAC Hills 2.
Avg priceAED 761K (community avg, DLD)
Yield7–9% gross · DLD Ejari
New delivery 2026–27
ELO
14-storey · 1BR & 2BR · newer spec
ELO is a newer 14-storey apartment tower within DH2, delivering 1BR and 2BR apartments with contemporary design standards. For investors who want newer-specification apartment stock rather than the older Viridis/Fiora vintage, ELO represents the updated offering. Check RERA escrow status before committing if off-plan.
Type1BR · 2BR · 14 floors
NoteConfirm RERA registration if off-plan
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Supply status — what is delivered, what is active, and the pipeline risk
Source: DLD transaction registry · RERA project portal · DAMAC Properties · September 2026
DAMAC Hills 2 has an active off-plan pipeline — Park Greens, Violet, Natura, Hawthorn, and Paloverde are among the projects currently selling and delivering. This is the primary supply risk for existing villa holders: new villas entering the community at developer pricing compete with secondary market stock for the same tenant and buyer pool. The -7% villa price correction over the last six months (DLD) reflects this dynamic — a market absorbing new deliveries after the 2021–2024 appreciation run.
The correction also creates the entry opportunity. The same DLD that records -7% confirms 5.97% average yield as of H1 2026 — yield remains intact even as capital values consolidate. Investors acquiring during a consolidation phase in a high-demand community at the right cluster and price point are better positioned than those who bought at the 2024 peak.
Off-plan pipeline disclosure: Several cluster names in DH2 currently exist in both a delivered secondary market version and an active off-plan version (Vardon, Park Greens). Before acquiring any DH2 property marketed as off-plan, verify the RERA project number, confirm the escrow account status, and check the registered completion date against delivery history for other DAMAC projects in the area. Off-plan payment plans in DH2 are not evaluated or recommended by V Capital without independent verification of RERA registration — this applies regardless of how the marketing presents the project.
Secondary market prices — all clusters and unit types from cheapest to most expensive
Source: V Capital Market Research & Intelligence · DLD transaction registry · secondary market · September 2026
| Unit / Cluster | DLD entry | DLD avg | Gross yield | Service charge/sqft | Notes |
|---|---|---|---|---|---|
| Studio apartment — Viridis / Fiora | AED 450K | AED 550K | 8–9% | AED 5 | Highest yield in community · DLD Ejari · income play |
| 1BR apartment — Viridis / Fiora / ELO | AED 650K | AED 761K | 7–9% | AED 5 | DLD avg AED 761,444 across 167 transactions |
| 3BR townhouse — Albizia | AED 1.15M | AED 1.23M | 6.08% | AED 5 | Most active buyer cluster by DLD volume · E77 access |
| 3BR townhouse — Vardon | AED 1.15M | AED 1.23M | 6.26% | AED 5 | Lake views · most popular rental cluster · AED 85K/year rent |
| 3BR villa — Avencia | AED 1.3M | AED 1.44M | 7.23% | AED 5 | Highest ROI in community · golf proximity · DLD confirmed |
| 3BR villa — Camelia | AED 1.2M | AED 1.3M | 6.1–6.5% | AED 5 | AED 85K–105K/year rent · DLD Ejari · established cluster |
| 3BR villa — Park Greens | AED 1.48M | AED 2.95M (all sizes) | 6.29% | AED 5 | Parkland setting · wider size range · premium feel |
| 4BR villa — Avencia | AED 1.5M | AED 1.56M | 6.5–7% | AED 5 | Golf adjacency · garden + pool plot |
| 4BR villa — Albizia | AED 1.6M | AED 2.4M | 5.8–6.2% | AED 5 | DLD avg villa AED 1,891,727 across all clusters |
| 5BR villa — Park Greens | AED 2.88M | AED 3.5M+ | 5.5–6% | AED 5 | Premium tier · larger plots · scenic parkland views |
Overall community DLD averages: villa transactions 1,255 at AED 1,891,727 avg; apartment transactions 167 at AED 761,444 avg; total 1,361 transactions at AED 1,686,142 avg. Service charge AED 5/sqft confirmed RERA Mollak — apply uniformly across clusters. Villa price -7% over last 6 months per DLD (consolidation). Apartment price +2% over same period. All figures are DLD-registered secondary market transactions compiled by V Capital from DLD records. Off-plan transactions above marked accordingly — verify RERA status independently.
Rental market — the #1 affordable villa yield community in Dubai per DLD H1 2026
Source: V Capital Market Research & Intelligence · DLD Ejari · H1 2026 DLD Sales Market Report
| Unit type | Annual rent (DLD Ejari) | Gross yield | Net yield est. | Primary tenant |
|---|---|---|---|---|
| Studio apartment (AED 450K–550K) | AED 38K–55K | 8–9% | 6.5–7.5% | Solo professionals, academic city workers, young expats |
| 1BR apartment (AED 650K–800K) | AED 50K–75K | 7–9% | 5.8–7% | Couples, mid-income professionals |
| 3BR townhouse (AED 1.23M avg) | AED 75K–105K | 6–7.23% | 5.2–6.4% | Families (S Asian, Arab, GCC), mid-income households on housing allowance |
| 4BR villa (AED 1.5M–2.4M) | AED 100K–140K | 5.5–6.5% | 4.8–5.8% | Larger families, senior professionals seeking villa lifestyle at affordable rent |
| 5BR villa — Park Greens (AED 2.88M+) | AED 150K–200K | 5.5% | 4.8% | GCC families, executive tenants, premium-tier long-hold |
DLD H1 2026 citywide Sales Market Report confirmed DAMAC Hills 2 as Dubai's top affordable villa community by gross yield at 5.97%. Net yield estimate deducts AED 5/sqft service charge (minimal impact — approximately 0.5% of AED 1.23M entry) and 6% property management. Net yield in DH2 stays close to gross because the service charge is so low — this is the sustainable yield argument for DH2 versus communities with AED 12–18/sqft charges.
Appreciation — what DLD records show and what the consolidation means
Source: DLD transaction registry · September 2026
Villa price growth (2021–2024)
DLD median 2021
+60–80%
Strong run confirmed in DLD records
Villa correction (last 6 months)
DLD 6-month price change
-7%
Consolidation · entry window · DLD confirmed
Apartment price (6 months)
DLD 6-month change
+2%
Apartments resilient vs villa correction
Yield during correction
DLD H1 2026 report
5.97%
Yield intact despite price correction
Total DLD transactions
12-month window
1,361
Active market despite correction
Avencia cluster ROI
DLD yield records
7.23%
Highest cluster yield · golf proximity
The -7% villa price correction over the last 6 months is a consolidation, not a structural decline. The same DLD data that records the correction also records 1,361 transactions and 5.97% average yield — a market that is still trading at volume and still delivering income. For a 5-year hold investor, the question is not whether prices corrected from a 2024 peak; the question is whether the corrected price represents good value relative to yield and expected demand over the hold period. DH2's case: AED 1.23M for a 3BR villa at 6.26% gross yield with AED 5/sqft service charges, in Dubai's most searched villa community through summer 2026, is a defensible long-hold entry regardless of where the 12-month price index sits.
Transport — car-dependent, well-connected by road, 35–45 min commute
Al Qudra Road (D63) · Jebel Ali-Lehbab Road (E77) · no Metro · no confirmed station
Metro
No station. None confirmed. DAMAC Hills 2 is definitively car-dependent. The commute reality must be front-of-mind for every buyer and tenant: 35–45 minutes to Downtown Dubai, 40–50 minutes to Dubai Marina, 35–40 minutes to DXB Airport. This is the community's primary limiting factor for tenants who require daily city access.
Roads
Al Qudra Road (D63) is the primary access corridor. Jebel Ali-Lehbab Road (E77) provides a second route, particularly useful for residents in Albizia who commute toward Jebel Ali, Al Maktoum International, or Dubailand. The Umm Suqeim Expressway (Al Khail Road extension) cuts commute time from the eastern side of the community. E311 (Sheikh Mohammed Bin Zayed Road) and E611 (Emirates Road) are accessible within 15 minutes.
Drive times
Al Maktoum Airport (DWC): 25–30 min · Jebel Ali Free Zone: 25–30 min · Motor City / Sports City: 15 min · Dubai Hills Mall: 25 min · DAMAC Hills (original): 10 min · Downtown Dubai: 35–45 min · DXB Airport: 35–40 min
Self-contained
The community's self-contained design reduces daily car trips: on-site Carrefour supermarket, community mall, Water Town (10 min by internal car), Sports Town, Trump World Golf Club Dubai, schools, medical centres, and restaurants. Residents report rarely needing to leave DH2 for daily needs — the commute is the only significant car dependency.
Schools
Within DAMAC Hills 2 and immediate vicinity
Fairgreen International School
Dubailand · 10 min · IB
Sustainability focus · FS to Year 13
Sustainability focus · FS to Year 13
GEMS FirstPoint School
DAMAC Hills area · 15 min · British
FS1 to Year 13
FS1 to Year 13
Ranches Primary School
Arabian Ranches area · 15 min · British
Foundation and primary
Foundation and primary
Within 20–30 minutes
JESS Arabian Ranches
20 min · British + IB · not-for-profit
Dubai British School (Jumeirah Park)
25 min · British curriculum
Kings' School Al Barsha
30 min · British
V Capital's investment assessment
DAMAC Hills 2 is an affordable villa play with a strong yield story — the cluster selection is the investment decision, not the community selection alone
DH2 suits you if
- AED 1.23M for a 3BR family townhouse with private garden, pool access, and golf course proximity is the value proposition — no other Dubai community offers this at this price point with comparable amenity infrastructure
- AED 5/sqft service charge is modelled correctly — on a 5-year hold at AED 1.23M entry, DH2's service charge advantage versus AR3 or DHE is AED 45,000–85,000 in additional net income; this alone justifies the commute trade-off for income investors
- Avencia's 7.23% ROI (golf proximity, DLD confirmed) is the target — this is the highest documented yield of any villa cluster in the community at an AED 1.44M entry; the yield-to-entry ratio is among the best in Dubai's villa market
- The -7% villa price correction is the entry window — not the exit signal. Yield is 5.97%. Transactions are 1,361/year. The community remains Dubai's most searched villa address. Corrected prices in high-demand communities are a feature, not a warning
- A 5-year minimum hold is planned — at 4% DLD transfer costs and a correcting villa market, short holds are loss-making; DH2's case is a long-hold income + appreciation story, not a 2-year flip
- Self-contained living suits your tenant profile — the community's design rewards residents who value space, green environment, and on-site amenities over proximity to the city centre
DH2 does not suit you if
- The 35–45 minute commute to Downtown/Marina is a hard constraint for your target tenant — professional tenants who require daily city access will choose a closer community at higher rent; DH2's tenant base is family-dominant, not corporate-professional-dominant
- No Metro is an issue — DH2 has no Metro and none is confirmed; car ownership is a requirement, not an option
- Off-plan supply worries you — DH2 still has an active off-plan pipeline (Park Greens, Violet, Natura, Hawthorn); new deliveries create ongoing competition for secondary market sellers and landlords; the -7% correction reflects this dynamic
- You are comparing yield gross to gross against communities with much higher service charges — always model DH2 net against competitor net; the AED 5/sqft service charge makes DH2's net yield significantly closer to its gross than competitors at AED 12–18/sqft
- KHDA Outstanding schools within 5–10 minutes are a non-negotiable — Fairgreen (Very Good) and GEMS FirstPoint (Very Good) are the closest; JESS Outstanding is 20 minutes; the school cluster is strong but not as concentrated as Arabian Ranches or Dubai Hills Estate
Frequently asked questions
What is the best cluster to live in at DAMAC Hills 2?
By lifestyle: Vardon (lakes, gardens, sustainable design, most popular rental cluster, AED 85K/year avg rent for 3BR). By yield: Avencia (7.23% ROI, golf proximity, highest documented ROI in DH2 per DLD). By liquidity: Albizia (most active by DLD buyer transaction volume, best E77 road access). By premium feel: Park Greens (parkland setting, ROI 6.29%, larger homes from AED 1.48M). By apartment yield: Viridis and Fiora (7–9% gross at AED 761K average entry). There is no single "best" — the right cluster depends on whether you are living in DH2 or investing in it, and which outcome (lifestyle, yield, or resale) you prioritise.
What are property prices in DAMAC Hills 2 in 2026?
Per DLD records: 3BR townhouses average AED 1.23M (Albizia, Vardon) to AED 1.44M (Avencia). 4BR villas average AED 1.56M–2.4M by cluster. 5BR Park Greens villas from AED 2.88M. Apartments average AED 761,444 across 167 DLD transactions. The overall average transaction across all types is AED 1,686,142. Villa prices are down approximately 7% over the last 6 months per DLD — a consolidation from 2024 highs. Apartment prices are up 2% over the same period.
What is the difference between DAMAC Hills and DAMAC Hills 2?
Two completely separate communities. DAMAC Hills (original) is built around the Trump International Golf Club Dubai (18-hole, Gil Hanse design) with apartments from AED 531K, villas up to AED 19M+, community average AED 1,636/sqft, and higher service charges. DAMAC Hills 2 (formerly Akoya Oxygen) is larger (55M sqft vs 42M sqft), more affordable (3BR from AED 1.23M, avg transaction AED 1,686,142), built around the Trump World Golf Club Dubai (Tiger Woods design), and carries AED 5/sqft service charges (the lowest of any DAMAC community). DH2 is the family-affordable community; DH1 is the premium branded golf estate with a broader price range.
What is Water Town at DAMAC Hills 2?
Water Town is DAMAC Hills 2's central water park and leisure amenity, featuring Malibu Beach, a lazy river, and wave surfing facilities — all accessible to community residents. It is one of the few residential communities in Dubai where residents have exclusive access to a wave pool and water park without purchasing a separate membership. No other affordable villa community in Dubai offers comparable water leisure infrastructure at the AED 1.23M entry price point. Water Town is a primary driver of DH2's family tenant appeal and a documented rent premium in clusters within walking distance, particularly Vardon.
Is DAMAC Hills 2 freehold?
Yes. DAMAC Hills 2 is a freehold zone — any nationality can purchase and hold with full DLD-registered title. 4% DLD transfer fee at purchase. Villas above AED 2M qualify for the 10-year Golden Visa; 4BR Avencia villas at AED 1.56M and Park Greens properties above AED 2M qualify at their price points. The 2-year investor visa requires AED 750K minimum. Mortgage financing available — confirm LTV limits with your lender for Dubailand-zoned properties, as some lenders apply specific criteria for community location.
Is it safe to buy off-plan in DAMAC Hills 2?
Off-plan purchases in DH2 require specific due diligence. Confirm the RERA project number, verify the escrow account is registered with RERA, check DAMAC's delivery history for the specific cluster, and compare the contracted handover date against realistic delivery timelines. DAMAC has a mixed track record on delivery timing for some projects. V Capital does not endorse specific off-plan projects in DH2 without independent RERA registration verification. The secondary market in DH2 has 1,361 DLD-recorded transactions in 12 months — there is no shortage of ready-to-purchase, DLD-titled stock that carries no construction risk.
What are DAMAC Hills 2 service charges?
RERA Mollak-registered service charges for DAMAC Hills 2 are approximately AED 5 per sqft per year — among the lowest of any comparable Dubai villa community. On a 1,300 sqft 3BR townhouse, this is AED 6,500/year — less than 0.6% of the AED 1.23M purchase price. For comparison: Arabian Ranches 3 charges AED 12–18/sqft (AED 15,600–23,400/year for the same size), and Dubai Hills Estate charges AED 8–12/sqft. Over a 5-year hold, DH2's service charge advantage compounds to AED 45,000–85,000 in additional net income versus those communities.
What is the Trump World Golf Club Dubai at DAMAC Hills 2?
The Trump World Golf Club Dubai is a Tiger Woods-designed golf course within the DAMAC Hills 2 masterplan — different from the Trump International Golf Club Dubai in the original DAMAC Hills (which was designed by Gil Hanse). Both carry the Trump Hotels Collection licence. The Trump World Golf Club at DH2 is part of the community's lifestyle infrastructure alongside Water Town and Sports Town. Golf-adjacent plots in Avencia and select other clusters carry a view and access premium reflected in Avencia's 7.23% ROI — the highest of any DH2 cluster per DLD data.
Data sources
- Dubai Land Department (DLD) — 1,361 total property transactions in 12 months at average AED 1,686,142. Villa transactions: 1,255 at average AED 1,891,727. Apartment transactions: 167 at average AED 761,444. Villa prices -7% over last 6 months. Apartment prices +2% over same period. DLD Cluster ROI data: Avencia 7.23%, Park Greens 6.29%, Vardon 6.26%, Albizia 6.08%. Average 3BR prices: Albizia AED 1.23M, Vardon AED 1.23M, Avencia AED 1.44M, Avencia 4BR AED 1.56M, Park Greens avg AED 2.95M, Park Greens 3BR AED 1.48M, 4BR AED 2.82M, 5BR AED 2.88M. Apartment yield 7–9% gross (Viridis/Fiora) per DLD Ejari. Vardon 3BR avg rent AED 85,000/year per DLD Ejari. DLD H1 2026 citywide Sales Market Report: DAMAC Hills 2 named top affordable villa community for yield at 5.97% average gross yield. Villa gross yield 5.92% per DLD-based calculations.
- Real Estate Regulatory Agency (RERA) — Service charges confirmed AED 5/sqft per year via RERA Mollak service charge register for DAMAC Hills 2. Freehold zone designation confirmed for all buyer nationalities. Off-plan project registrations: Park Greens, Violet, Natura, Hawthorn, Paloverde, ELO — confirm RERA project numbers and escrow status before any off-plan commitment.
- Knowledge and Human Development Authority (KHDA) — Fairgreen International School: Very Good (2023/24). GEMS FirstPoint School: Very Good. JESS Arabian Ranches: Outstanding. Dubai British School Jumeirah Park: Outstanding. Kings' School Al Barsha: Outstanding.
- Roads and Transport Authority (RTA) — No Metro station confirmed for DAMAC Hills 2 as of September 2026. Al Qudra Road (D63) and Jebel Ali-Lehbab Road (E77) primary access confirmed. Umm Suqeim Expressway connection noted.
- DAMAC Properties — Masterplan data: 55M sqft, 14,000+ homes, Water Town (Malibu Beach, lazy river, wave surfing), Sports Town (running tracks, tennis, basketball, cricket), Trump World Golf Club Dubai (Tiger Woods design), petting farm, fishing lake, on-site Carrefour. Active off-plan: Park Greens, Violet, Natura, Hawthorn, Paloverde, Vardon (off-plan), ELO apartments.
- V Capital Market Research & Intelligence — Cluster-by-cluster analysis compiled from DLD transaction records: Vardon lake-view positioning, Albizia E77 access and liquidity leadership by DLD volume, Avencia golf proximity and 7.23% ROI as highest cluster yield, Park Greens premium positioning, Pacifica lake-facing plot premium (8–12% vs back-to-back), Camelia AED 85K–105K/year rent range, service charge comparative modelling (DH2 AED 5/sqft vs AR3 AED 12–18, DHE AED 8–12), 5-year net income advantage calculation (AED 45K–85K vs AR3), self-contained community assessment, tenant profile segmentation from DLD Ejari data.
ALSO CONSIDER
DAMAC Hills
AED 531K entry · Trump Golf · +89% since 2020
Premium masterplan · 4 tiers · apartments + villas
Arabian Ranches 3
5.6–6.4% yield · Emaar · AED 2.4M entry
Higher price · higher spec · AED 12–18/sqft charges
Dubai Hills Estate
5–7% yield · King's College Hospital
Premium Emaar villa · closer to city · higher entry
Evaluating DAMAC Hills 2 for your portfolio?
V Capital runs cluster-level DLD analysis, yield modelling, and service charge comparisons across all DH2 sub-communities.