Dubai Hills Estate new supply: what is being built, how far along it is, and when it lands

Ask three people in Dubai Hills when the next towers will finish, and you will get three different dates. Here is the thing. Many of those dates miss, and not always in the same direction.

So I went to the source and mapped Dubai Hills Estate new supply on the Dubai Land Department (DLD) register. At 30 September 2026, it showed 21 apartment projects and 8,743 homes still under construction. The register says most of them finish in 2028 and 2029. But Emaar has beaten its register date on every Dubai Hills project it started since 2022. If it keeps doing that, about 5,000 of these homes could get keys in 2027 (estimate).

That one gap changes a lot of decisions.

Three people, one crane

Let me make it real. Picture three people looking at the same crane from their balconies.

The first is a landlord. Her tenant renews next spring, and she wants to know if a brand-new tower next door will steal him. The second is an owner in a half-built project. He wants to know how many neighbours will list on the same day he does. The third is a buyer. She is wondering whether to wait for a wave of ready flats and more choice.

All three are timing a big decision against a date. And the dates people quote to them can miss in opposite directions.

These three are illustrations built from the group figures, not real clients. Every figure below covers Dubai Hills apartment projects only. I leave out villa and townhouse communities.

A note on where I stand: I work with Dubai property buyers. The data here comes from DLD records. The estimates are my own calculations, not developer or DLD forecasts, and nothing here is investment advice.

What you will get from this article

1. A list of every Dubai Hills apartment project under construction, with its unit count and DLD build stage.
2. A simple way to read the two dates each project carries, as a range rather than one date.
3. How many homes landed in each of the last few years, and what that did to rents and prices.
4. What 2027 and 2028 could look like, shown as three scenarios.
5. What to do now if you are a landlord, a seller in a mid-build project or a buyer.

Key takeaways

• How much new supply is coming: on the DLD register at 30 September 2026, Dubai Hills Estate new supply came to 8,743 homes in 21 apartment projects.
• How far along: 2,305 were at least 65 percent built, 2,025 were 50 to 65 percent built and 4,413 were under 50 percent built.
• The register date is the late end: Emaar finished all 9 of its Dubai Hills projects started since 2022 (8 apartment, 1 villa) before the register date, by a median 8.0 months.
• The pace estimate has been close: for the 8 Emaar apartment projects, a pace estimate made at 55 to 71 percent built landed within about 3 months of the real finish.
• Two readings of the same list: on register dates, most of the new supply lands in 2028 and 2029. On pace (estimate), about 5,000 homes get keys in 2027.
• Keys follow quickly: the first new lease came a median 1.9 months after the register showed 100 percent (12 buildings).
• 2026 is a record year: 2,512 apartments reached 100 percent by 30 September, the most in any year on the register.
• What waves did before: new-lease rents fell 18.9 percent from March to August 2026 as new towers let up. In my reading, older buildings, not new ones, carried the 2026 price fall.

How I built this, in one minute

• Source: the Dubai Land Department project register, every project in the community, pulled on 30 September 2026.
• Scope: 21 Dubai Hills apartment projects still being built, with 8,743 homes. I leave out villa communities and projects outside Dubai Hills.
• Pace estimate: my own calculation from 620 past inspection readings, tested on 8 finished Emaar projects.
• Keys marker: the first new Ejari lease in each building, from DXB Interact.
• Not a forecast: every estimate here is mine, not DLD’s or a developer’s. The full method sits at the end.

Dubai Hills Estate new supply: every project under construction

Let’s start with the full list. DLD publishes the project records one by one. It does not publish them as a single Dubai Hills table with build stages and pace estimates, so I built one from those records.

Dubai Hills Estate is the master community that Emaar develops with Meraas, per Gulf News. On the DLD register, though, you will not find it under that name. It sits inside a community called Hadaeq Sheikh Mohammed Bin Rashid.

On 30 September 2026, I pulled every project in that community. Then I threw out the villas, the townhouses and the projects that sit outside Dubai Hills. What was left, I sorted by build progress.

How do you read the DLD build percentage?

Every project on the register carries a percentage. It is not a sales figure, and it is not the developer’s own estimate. A consultant approved by RERA walks the site and records how much of the work is actually in place.

That number matters for a simple reason: it feeds into the release of escrow money to the developer. In my reading, that makes it the most reliable public measure of progress we have.

Dubai Hills new supply still being built at 30 September 2026

Stage on the DLD register	Homes	Projects
65% built or more	2,305	7
50% to 65% built	2,025	3
Under 50% built	4,413	11
Total still being built	8,743	21

New supply Dubai Hills has already absorbed

For comparison, 4,142 homes in 14 other projects reached 100 percent in the 24 months to 30 September 2026. They are not part of the 21 above.

Now look at the size of the pipeline. The homes still being built are more than twice the 4,142 that finished in the last two years. And those two years already felt busy.

The full Dubai Hills new supply pipeline, project by project

Source: DLD project register, snapshot 30 September 2026. Analysis and pace estimates: Fahad Al Kuwari. On a phone, swipe the table sideways to see every column.

Project	Developer	Units	Latest DLD inspection	Register completion date	Pace estimate for 100% (estimate)
Greenside Residence	Emaar	490	93.32% (14 Sep 2026)	none on register	Q4 2026
Mallside Residence	Royal Dunes	148	83.42% (10 Sep 2026)	30 Nov 2026	Q2 2027
Club Drive	Emaar	529	75.08% (4 May 2026)	none on register	Q4 2026
Ellington House IV	Ellington	110	70.00% (22 Jul 2026)	none on register	Q2 2027
Club Place	Emaar	473	68.82% (16 Jun 2026)	31 Dec 2028	Q1 2027
Parkside Hills	Emaar	370	68.29% (7 May 2026)	30 Jun 2028	Q1 2027
Golf Hillside	Emaar	185	65.78% (11 Aug 2026)	31 Dec 2028	Q2 2027
Park Lane	Emaar	854	55.39% (22 May 2026)	31 Oct 2028	Q2 2027
Palace Residences Dubai Hills	Emaar	962	50.72% (16 Jun 2026)	30 Apr 2028	Q2 2027
Parkland	Emaar	209	50.02% (22 Jun 2026)	30 Nov 2028	Q2 2027
Soho The Berkeley	Soho Development	129	46.03% (23 Sep 2026)	31 Oct 2026	Q1 2028
VIDA Residences Club Point	Emaar	672	43.52% (3 Aug 2026)	28 Feb 2029	Q3 2027
City View Dubai Hills Residences	City View	239	38.83% (4 Aug 2026)	31 Mar 2027	Q1 2028
Address Residences Dubai Hills	Emaar	582	26.48% (10 Jun 2026)	28 Feb 2029	Q4 2027
Hillsedge	Emaar	406	25.55% (6 Jun 2026)	31 Jan 2029	Q4 2027
Parkwood	Emaar	488	15.00% (7 May 2026)	31 Jan 2029	too early
VIDA Residences Hillside	Emaar	500	10.00% (4 May 2026)	31 May 2029	too early
Palace Residences Hillside A	Emaar	360	7.87% (5 May 2026)	30 Jun 2029	too early
Rosehill	Emaar	555	7.83% (2 Jun 2026)	30 Jun 2029	too early
Greencrest	Emaar	195	1.20% (7 May 2026)	30 Jun 2029	too early
Palace Residences Hillside B	Emaar	287	0.00% (9 Dec 2025)	31 Oct 2029	too early

“Emaar” here means projects whose master developer on the register is the Dubai Hills Estate company. Developer names for the others follow the DLD register. Unit counts are the register’s totals, so a few projects, such as Park Lane, Palace Residences and Address Residences, include a small number of townhouses. That is why I count “homes” rather than “apartments”.

Three notes before you read too much into the table

1. Some readings are old. 14 of the 21 rows were last inspected before July 2026. So some of these towers are further along than they look.
2. Some dates are missing. Three rows have no completion date on the register at all. Greenside, the most advanced tower on the list, is one of them.
3. Some projects show no sales yet. Five Emaar projects show no sales at all in DXB Interact data to 29 September: Palace Residences Dubai Hills, Palace Residences Hillside A and B, VIDA Residences Hillside and Greencrest. Together they hold 2,304 units. That is a data fact only. It may be a naming gap in the data, or sales not yet filed.

I used the same method for JVC in my JVC supply pipeline article. My Golf Hillside launch review looks closely at one project on this list. And for the bigger picture on the developer, read my Emaar off-plan investor guide.

Why every Dubai Hills new supply project has two dates

Here is where most people go wrong. They take one date, write it in their diary and plan around it.

In reality, every project in that table carries two dates. Neither one is a promise.

• The register date. This is the completion date the developer files with DLD. For recent Emaar projects, it matched the marketed handover date in 7 of the 8 I checked. The eighth, Parkside Views, has no completion date in its DLD record. Its marketed handover was September 2027.
• The pace estimate. This one is mine. First, I take a project’s latest inspection. Then I ask how long finished Dubai Hills projects took to get from that point to 100 percent. Finally, I add that time to the inspection date.

For most Emaar projects, these two dates sit 10 to 22 months apart. That is a huge gap if you are a landlord planning a renewal. So the honest answer to “when does it finish?” is a range, not a date.

Which end of the range has Emaar favoured?

This is the part that surprised me. The record is not close. Emaar has finished every Dubai Hills project it started since 2022 early.

• Emaar, started since 2022: all 9 finished projects (8 apartment, 1 villa) reached 100 percent before the register date, by a median 8.0 months. On apartments only, it was 8 of 8, by a median 9.5 months.
• The newest case: VIDA Residences Dubai Hills reached 100 percent on 25 August 2026, about 15 months before its register date.
• Other developers, started since 2022: the 6 finished projects ran a median 7.0 months late.

So the same register date means something very different depending on who is building.

Has the pace estimate worked before?

A method is only worth something if it would have worked in the past. So I tested mine.

I went back to each of the 8 finished Emaar apartment projects. For each one, I found its first inspection at 50 percent or more. Those readings fell between 55 and 71 percent. Then I built a pace estimate using only the other projects. That is how I would have done it at the time. Finally, I compared that estimate with the real finish.

The result? The typical miss was about 1.4 months either way. Every miss fell between 2.3 months early and 3.2 months late. Meanwhile, the register date came 4.6 to 16.9 months after the real finish. (The top figure uses Parkside Views’ marketed date, since its register date is blank.)

In other words, for Emaar the pace end of the range has been the right end so far. For other developers, it flips. Mallside Residence, Soho The Berkeley and City View carry register dates that their pace says are too early.

Three cautions before you rely on this

I would be doing you a disservice if I stopped there. Here is what this test cannot tell you.

1. The test covers finished projects only. A project that is running slowly has not finished yet, so it cannot show up in the test.
2. Some readings are old. A project last inspected in May may have moved since, in either direction.
3. Projects under 20 percent built are too early to pace. Six projects with 2,385 units sit there, so I show only their register dates.

And yes, people ask me whether building slowed after the war began. The short answer: I could not find a clear one. Depending on how you measure inspection pace, it held steady or eased a little. So watch each project’s next inspection rather than trusting a headline.

For a worked example of dating one project’s handover, see my La Tilia handover date guide. My guide on how to review real estate projects covers the other checks I run on a developer.

Dubai Hills upcoming handovers: from 100 percent to keys

Now, for Dubai Hills new supply, 100 percent on the register does not mean you are holding keys. The building still needs its completion paperwork, and the developer still has to run its handover. So how long is the wait in practice?

I found only two dated handover releases for single Dubai Hills buildings. So I use a market marker instead. I look for the first new rental contract (Ejari) in the building. Owners cannot let a flat they do not yet hold, so the first new lease shows the earliest point we can see units released. It is a proxy, not a legal handover date.

Across 12 Dubai Hills buildings, that first lease came a median 1.9 months after the register first showed 100 percent. The middle half ran from 1.4 to 2.3 months, and the longest wait was 4.0 months.

Four dates people mix up

Here is the one thing to remember from this section. These are four different dates, and they can sit months apart.

1. Register completion date. The date the developer filed with DLD. It is a plan, not a promise.
2. 100 percent inspection. The day the DLD inspection record first shows the building as fully built.
3. Handover. When the developer actually starts giving keys to buyers. DLD does not publish this date.
4. First new lease. The first Ejari contract in the building. It is the earliest public sign that owners have keys.

The latest keys events

September was busy. The newest cases came at or faster than the median:

Building	Register 100%	First new lease	Gap
399 Hills Park B	31 Jul 2026	1 Sep 2026	32 days
Elvira	30 Jun 2026	3 Sep 2026	65 days
Ellington House 3	30 Jul 2026	9 Sep 2026	41 days
VIDA Residences Dubai Hills	25 Aug 2026	none by 29 Sep 2026	pending

Do developer releases match the lease marker?

They do, at least the two I could find. Ellington dated its Ellington House handover release 1 October 2025 on its own site. Then Khaleej Times reported the Ellington House II handover in May 2026. Both came within about a month of the first lease.

Want to know what prices did once the keys arrived? My Dubai Hills handover price article covers the year after keys, building by building. And for a worked example of an owner’s handover checklist, see my Six Senses handover checklist.

What the last waves of Dubai Hills new supply did

So far we have the list and the dates. Now comes the question everyone really cares about: what happens when a wave of Dubai Hills new supply lands?

Luckily, we do not have to guess. The register gives a clean count of homes that reached 100 percent each year.

How much new supply did Dubai Hills add each year?

Year	Apartments reaching 100%	Projects
2019	676	1
2020	1,383	3
2021	338	1
2022	2,244	4
2023	567	2
2024	308	1
2025	1,630	6
2026 (to 30 September)	2,512	8

Read that last row again. With three months still to go, 2026 is already the busiest year in the record, ahead of 2022 (2,244). Seeing more “for rent” signs in your lobby? In my reading, this is part of the reason.

Is the population keeping up?

On the other side of the ledger are the people moving in. The Dubai Statistics Center estimates the community’s population each year, published on Dubai Pulse. It put the total at 6,800 in 2022, 14,836 in 2023, 22,071 in 2024 and 27,971 in 2025.

The population is still growing, but more slowly. Each year added fewer people than the year before: 8,036, then 7,235, then 5,900. The community boundary may differ from the master plan, so I use the trend only.

What new supply did to Dubai Hills rents

Rents felt it first. My Dubai Hills rent article found that new apartment leases fell 18.9 percent from March to August 2026.

The lease count tells the rest of the story. From June to August 2026, the estate signed 920 new leases, against 534 a year earlier. Of those, the nine projects that first let in 2025 or 2026 took 418. In my reading, the war began the fall, and the new towers kept rents under pressure. The data cannot split the two effects, so treat that as a reading, not a measurement.

What new supply did to Dubai Hills prices

Prices held up better, and the split is the interesting part. My Dubai Hills price article found that buildings finished from 2019 to 2023 fell 6.5 percent after March 2026. Buildings finished from 2024 to 2026 fell only 0.9 percent.

So, in my reading, the older stock took the hit, not the new towers. Tenants and buyers with a choice seem to have picked the new building. The pattern fits that story, but it does not prove it.

Did crowded handover quarters hurt?

You would expect so. Yet the record says no, not so far. Some buildings shared a keys quarter with another building. Even so, they beat the market by a median 5.7 percent (n 6). Those that got keys alone did so by 5.8 percent (n 7). The sample is very small, though, and all the crowded quarters fell in 2025 and 2026. So I would not read it as proof that shared handovers help prices. It only says they have not hurt so far.

What the backdrop was in 2026

None of this happened in a calm market. War began on 28 February 2026, per Al Jazeera, and leasing and sales fell in March. A ceasefire followed on 7 April. Then, on 8 July, the US president said it was over, per ABC News. On top of that, the UAE Central Bank lifted its base rate to 3.9 percent from 17 September, per Gulf News.

I treat these as timing, not proof of cause. Still, it is worth keeping them in mind when you read any 2026 number.

Want to see how your own building lines up against the next wave of Dubai Hills new supply? The three checks in the last section take about ten minutes with the DLD register and DXB Interact.

Dubai Hills completion 2027: what the pace record implies

Now for the question people ask me most. What happens next?

I am not going to give you one date for any project. Any single date would be a guess. Instead, here are three ways to read the same 21 projects, each showing when keys would arrive (estimate).

Reading of the pipeline (estimate)	Keys in 2027	Keys in 2028	Keys in 2029
Register dates, as filed	about 1,500	about 2,200	about 4,900
Emaar’s record (Emaar 8 months early, others 7 months late)	about 3,000	about 5,500	about 300
Pace estimate	about 5,000	about 3,450	about 300

A few homes fall in late 2026 on the register reading. Three projects have no register date, so all three readings use their pace estimate. For the six projects too early to pace, the last two rows use the register date less 8 months.

Which reading should you use?

Look at how far apart those rows are. Same towers, same data, yet Dubai Hills new supply in 2027 could be 1,500 homes or 5,000.

On the record so far, Emaar has landed closest to the pace estimate. If that holds, 2027 is the year to watch for Dubai Hills new supply, with about 5,000 homes getting keys in 12 months (estimate). For scale, the busiest year on record is 2026 so far, with 2,512 homes at 100 percent. The last 24 months saw 4,142.

That said, the pace reading is the least tested for projects that are running slowly. So treat it as the early end of a range. The Emaar-record reading puts the peak in 2028 instead. Either way, the register reading, with most homes in 2029, has been the late end for every finished Emaar project since 2022.

To test your own plans against each reading, see my guide on how to stress test a Dubai property portfolio.

Is Dubai Hills new supply part of a bigger wave?

Not at all. Dubai Hills new supply is part of a bigger wave across the whole city. Cushman & Wakefield expects about 55,600 units across Dubai in 2026, the most since 2008. It also expects more than 60,000 in 2027, per Khaleej Times.

For a look at how another busy community coped, my JVC lease-up article shows how fast new towers found tenants there.

Dubai Hills 2028 handovers and the long tail

Even if 2027 turns out to be the big year, the story of Dubai Hills new supply does not end there. Behind that group stands a second wave.

Eight Emaar projects with 3,373 homes are under 30 percent built. Their register dates run from January to October 2029. Six of them are under 20 percent built, so any date for them is a guess today.

Why the tail of Dubai Hills new supply matters

This tail matters for one simple reason. On every reading, Dubai Hills new supply keeps coming into 2029. So a landlord or seller should not expect Dubai Hills Estate new supply to stop after one busy year.

And the list may still grow. Emaar’s H1 2026 results list Dubai Hills Estate among the communities with new launches in the first half of 2026.

What to do now about Dubai Hills new supply

So what should you actually do about Dubai Hills new supply? Here is what the record suggests for each of our three readers.

To be clear, these are not calls to buy, sell or hold. Instead, they are the checks I would run in your shoes.

If you are a landlord

• Check the year after keys nearby. New towers let up fast. In 2026, they took nearly half of the new leases from June to August. In my reading, a lease renewing in the 12 months after a nearby tower gets keys faces the most competition.
• Read the stage of the towers near you. A tower at 65 percent or more could reach keys within about a year (estimate), going by the pace record.
• Price for the queue. My vacancy days guide shows how long flats sit empty between tenants.

If you own in a project that is still being built

• Expect neighbours. Your keys year may also be the keys year for thousands of other flats. Crowded quarters have not cut prices so far, but the sample is six buildings.
• Know your record before keys. I tracked 15 projects still under construction. In 2026, 61 percent of their resales registered at exactly the original price (n 168). My resale record guide shows how to read these rows.
• Plan your cash for the earlier date. If your developer is Emaar, the record says to plan around the pace estimate, not the register date. My guide to Dubai property payment plans explains how handover payments work.
• Do not count on a handover jump. My handover price article found that the gains 2022 buyers made at keys do not simply carry over to later buyers. For the sell-before-keys trade-offs, see selling La Tilia before handover.

If you are buying

• A wave means choice. When Dubai Hills new supply lands in a wave, buyers of ready flats have more to pick from. In my reading, that has mostly pressed on rents and older buildings so far.
• Compare off-plan and ready on the same day. My guide to off-plan vs ready properties in Dubai sets out the trade-offs. Also read what to know before buying off-plan.
• Check the deal first, then the timing. Start with how to tell if a Dubai property is a good deal. Then read my take on the best time to buy property in Dubai.

Three things to watch each quarter

You do not need me to track Dubai Hills new supply. Here is how to do it yourself, in about ten minutes.

1. The inspection row. Look up each project on the DLD project status page. Start with Club Drive, Parkside Hills and Club Place, since their last readings date from May and June.
2. The first Ejari contract. Once a building shows 100 percent, look for its first new lease on DXB Interact. That is your keys date.
3. The developer release. Watch for handover notices and new launches, since both change this list.

Let’s go back to our three people on their balconies. The landlord now knows to watch the towers at 65 percent and up near her, not the brochure date. The seller knows to plan his cash around the earlier date. And the buyer? She can afford to be patient and let the wave come to her.

Frequently Asked Questions

I am Fahad Al Kuwari, buyer’s consultant for Dubai Hills Estate. If you want to test your own building or lease against Dubai Hills Estate new supply, you can reach me at fahadalkuwari.com.