Spanning 42 million square feet in Dubailand, DAMAC Hills is one of Dubai's premier golf-course master communities. Designed around the 18-hole championship Trump International Golf Club Dubai, it combines expansive parklands with luxury residences. However, prospective buyers frequently face confusion: market discussions regularly reference two distinct locations — the mature DAMAC Hills ("DAMAC Hills 1") off Al Qudra Road, and the suburban DAMAC Hills 2 (originally launched as "Akoya Oxygen") further south toward Lehbab. Whether you seek fairway villas or high-yielding apartments, understanding this geographic and financial distinction is essential.
DAMAC Hills at a Glance (2026)
Master Developer: DAMAC Properties | Key Phases: DAMAC Hills 1 (Original) & DAMAC Hills 2 (Suburban) | Anchor: Trump International Golf Club Dubai | Freehold Status: 100% Foreign Ownership Eligible | Arterial Roads: Al Qudra Road (D63), Hessa Street (D61), Emirates Road (E611)
DAMAC Hills 1 vs DAMAC Hills 2 — What's Actually Different
The distinction between DAMAC Hills 1 and DAMAC Hills 2 is not minor branding. They are two distinct master plans separated by roughly 25 kilometers, serving entirely different buyer profiles and budgets.
Location and Layout Differences
DAMAC Hills 1 occupies a central suburban location in Dubailand along Al Qudra Road (D63) and Hessa Street (D61), providing direct connectivity to key commercial districts:
- Dubai Marina & JBR: 20 to 25 minutes via Hessa Street.
- Downtown Dubai & DIFC: 25 to 30 minutes via Al Khail Road (E44).
- Dubai Hills Mall: 12 to 15 minutes.
- Dubai International Airport (DXB): 30 to 35 minutes.
In contrast, DAMAC Hills 2 is situated further southeast, accessed via Jebel Ali–Lehbab Road (E77) and Al Qudra Road:
- Dubai Marina & JBR: 40 to 45 minutes off-peak.
- Downtown Dubai & Business Bay: 40 to 50 minutes.
- Al Maktoum International Airport (DWC): 30 minutes via E77.
This 20-minute commute delta is often the deciding factor for daily office commuters.
Master Plan and Branding History
Buyers researching this development often encounter references to "Akoya Oxygen". Launched in 2014 as an eco-friendly community, DAMAC officially rebranded Akoya Oxygen as DAMAC Hills 2 in late 2019 to unify its master-planned portfolio under the established "Hills" name. Both names refer to the same legal development on Dubai Land Department title registries. For official master plans, visit the DAMAC Properties official DAMAC Hills portal.
Which Phase Suits Which Buyer
DAMAC Hills 1 suits families and professionals wanting shorter commutes, established parks, an active golf club, and on-site schooling at Jebel Ali School. DAMAC Hills 2 caters to value-driven buyers seeking larger square footage, newer layouts, and themed community amenities at a substantially lower price point.
Property Types & Prices
Property pricing across DAMAC Hills spans a wide spectrum, reflecting differences between golf-facing mansions, compact family townhouses, and parkside apartment towers.
Villas in DAMAC Hills 1
Villas in the original DAMAC Hills range from 3-bedroom semi-detached townhouses to sprawling 6-bedroom signature mansions. Built-up areas typically range from 2,700 sq ft for three-bedroom units up to 10,000+ sq ft for custom estates on private golf plots.
- 3-Bedroom Villas & Townhouses: AED 3,800,000 to AED 5,200,000.
- 4-Bedroom Family Villas: AED 5,200,000 to AED 7,500,000.
- 5-Bedroom Luxury Villas: AED 7,800,000 to AED 12,000,000.
- 6-Bedroom Prime Fairway Estates: AED 14,000,000 to AED 25,000,000+.
Villas and Townhouses in DAMAC Hills 2
DAMAC Hills 2 delivers some of the most competitive price-per-square-foot ratios in Dubai's freehold villa segment. Sub-communities including Victoria, Camelia, Aster, and Janusia offer streamlined, modern three- to six-bedroom layouts:
- 3-Bedroom Townhouses: AED 1,350,000 to AED 1,750,000.
- 4-Bedroom Townhouses: AED 1,800,000 to AED 2,300,000.
- 5- to 6-Bedroom Standalone Villas: AED 2,600,000 to AED 4,500,000.
Apartments (Golf Veduta, Golf Town, Green Views)
A major competitive advantage of DAMAC Hills 1 over competing villa enclaves is its dedicated mid-rise apartment clusters. Sub-communities like Golf Veduta, Golf Town, Golf Horizon, Golf Panorama, and Loreto provide direct golf-course and central park vistas without demanding multi-million villa capital:
- Studios: Sized 400 to 520 sq ft, trading between AED 550,000 and AED 720,000.
- 1-Bedroom Apartments: Sized 750 to 950 sq ft, trading between AED 820,000 and AED 1,150,000.
- 2-Bedroom Apartments: Sized 1,200 to 1,600 sq ft, trading between AED 1,350,000 and AED 1,900,000.
Price Per Sq Ft: DAMAC Hills vs Arabian Ranches vs Dubai Hills Estate
On a price-per-square-foot basis, DAMAC Hills 1 occupies an attractive middle ground in Dubai's suburban master-planned landscape. While premium villa addresses like Dubai Hills Estate trade at AED 1,800 to AED 2,600 per sq ft, and another established golf and villa community such as Arabian Ranches commands AED 1,000 to AED 1,450 per sq ft, DAMAC Hills 1 averages approximately AED 1,350 to AED 1,650 per sq ft. Meanwhile, DAMAC Hills 2 offers unmatched affordability at AED 850 to AED 1,150 per sq ft, allowing buyers to secure family-sized homes at prices rarely found elsewhere in Dubai. If you are comparing broader villa options, you can browse villas for sale across Dubai to evaluate alternative clusters.
Rental Yield & Investment Case
Investors assessing DAMAC Hills benefit from strong tenant fundamentals driven by lifestyle facilities, private green spaces, and community infrastructure.
Current Yield Range for DAMAC Hills
While our macro analysis of current rental yield data across Dubai highlights dense urban cores like JVC and Business Bay, DAMAC Hills generates dependable suburban returns. In DAMAC Hills 1, golf-facing apartments in Golf Town and Golf Veduta achieve gross rental yields of 6.8% to 7.8%, while family villas achieve 5.5% to 6.3%. In DAMAC Hills 2, due to substantially lower capital entry costs, townhouses routinely achieve gross yields between 6.5% and 7.4%.
Tenant Demand Profile
Tenant retention in DAMAC Hills 1 is exceptionally stable. The demographic comprises European, British, and GCC corporate families, airline personnel, and expatriate executives enrolled at Jebel Ali School or working across Dubai South and Dubai Internet City. Golf communities naturally foster multi-year tenant tenures because families avoid disrupting their children's school enrolment and sports routines.
Capital Appreciation Trend
Secondary transaction values across DAMAC Hills 1 have appreciated steadily over the past 36 months, buoyed by road infrastructure expansions along Hessa Street and Al Qudra Road. As prime central villa communities reached pricing plateaus, end-users migrated toward established, amenitized golf enclaves, cementing DAMAC Hills' capital appreciation profile.
Lifestyle & Amenities
The daily living experience inside DAMAC Hills is underpinned by comprehensive recreational and educational infrastructure that few master plans can match.
Trump International Golf Club Dubai
The crown jewel of DAMAC Hills 1 is the Trump International Golf Club Dubai, featuring a championship 18-hole course designed by legendary golf architect Gil Hanse, along with a floodlit 9-hole par-3 course. The 30,000-sq-ft clubhouse includes high-end dining, an infinity swimming pool, a golf pro shop, and indoor swing studios. Residents enjoy preferred membership access and direct walking access from adjacent villa sub-districts. Learn more at the official Trump International Golf Club Dubai site.
The Trump Estates and Premium Sub-Districts
Within DAMAC Hills 1, The Trump Estates represents the pinnacle of luxury. Positioned inside an exclusive double-gated enclave directly on the fairways, these signature villas and mansions feature custom finishes, private infinity pools, and uninterrupted golf vistas, commanding significant premiums on the secondary market.
Retail, Schools, and Healthcare Within DAMAC Hills
- Education: On-site Jebel Ali School provides high-caliber British curriculum education from Foundation Stage through Year 13. Nearby schools include Fairgreen International School in The Sustainable City and Ranches Primary School.
- Retail & Supermarkets: DAMAC Hills Community Center houses a flagship Spinneys supermarket, alongside Carrefour, Viva, pharmacies, cafes, and pet salons.
- Healthcare: On-site Saudi German Clinic provides primary healthcare, pediatric services, and diagnostic testing directly within the community.
DAMAC Hills vs Dubai Hills Estate
If you are also evaluating golf-centric options closer to Downtown, you can compare it with Dubai Hills Estate for a full breakdown. In brief: Dubai Hills Estate commands higher capital values due to its direct proximity to Downtown and its mega-mall, whereas DAMAC Hills offers larger villa plot sizes, established golf living, and lower entry pricing per square foot.
So What? Our Recommendation
- Budget-Conscious Pick: A resale 1-bedroom apartment in Golf Town (DAMAC Hills 1), trading around AED 850,000 to AED 980,000. It offers immediate secondary market availability, panoramic golf views, the lowest entry price per sq ft across the community, and gross rental yields exceeding 7.2%.
- Premium/Stretch Pick: A golf-frontage villa in The Trump Estates or Richmond cluster (DAMAC Hills 1). While demanding AED 7.5M to AED 14M+, these fairway homes hold the strongest long-term resale narrative and highest corporate tenant appeal.
Foreign purchasers can confirm freehold eligibility and title deed status directly through the Dubai Land Department title deed verification portal or monitor community registrations on the official Dubai REST platform.
Frequently Asked Questions
Yes. DAMAC Hills provides an attractive combination of established infrastructure, championship golf facilities, and proven rental demand. Apartments generate gross yields between 6.8% and 7.8%, while villas deliver solid 5.5% to 6.5% yields backed by long-tenure family tenants and consistent capital appreciation.
DAMAC Hills 1 is an established, centrally positioned master development off Al Qudra Road centered around the active Trump International Golf Club Dubai. DAMAC Hills 2 (formerly Akoya Oxygen) is located further southeast, offering lower price points per square foot, water and sports amenities, and newer off-plan/handover townhouse enclaves.
As of September 2026, average prices in DAMAC Hills 1 sit between AED 1,350 and AED 1,650 per square foot depending on property type and golf views. In DAMAC Hills 2, properties trade between AED 850 and AED 1,150 per square foot.
Yes. Both DAMAC Hills 1 and DAMAC Hills 2 are designated freehold areas, granting foreign purchasers of any nationality 100% outright ownership and title deeds registered at the Dubai Land Department.
Jebel Ali School is located directly inside DAMAC Hills 1 offering the British curriculum. In addition, Fairgreen International School in The Sustainable City, Ranches Primary School in Arabian Ranches 2, and GEMS Metropole School in Motor City are within a 5 to 10 minute drive.