Damac Hills Area Guide: Golf Frontage, Townhouse Value, and the Two Communities People Confuse
There are two communities with almost the same name, roughly twenty minutes apart, at very different price points. Buyers confuse them constantly, and the confusion is expensive.
Damac Hills sits off Umm Suqeim Road and Sheikh Mohammed Bin Zayed Road, built around the Trump International Golf Club, with villas, townhouses and apartment buildings, a park, schools and retail.
Damac Hills 2, previously Akoya Oxygen, sits considerably further out along the Al Ain corridor. It is cheaper, greener in marketing terms, much further from the city, and a different investment proposition entirely.
Damac Hills: What You Get
An established, largely delivered community with an 18-hole golf course at its centre, a large central park, schools inside or adjacent, supermarkets, clinics and a stable resident population.
The stock spreads across a wide range: apartments in the Golf Town and Golf Promenade style buildings, townhouses in the middle, and large villas on the golf frontage at the top.
What Each Costs
| Property type | Damac Hills, typical price | Damac Hills 2, typical price |
| One bedroom apartment | AED 750,000 to 1,200,000 | AED 500,000 to 800,000 |
| Two bedroom apartment | AED 1,200,000 to 1,900,000 | AED 750,000 to 1,150,000 |
| Three bedroom townhouse | AED 2,300,000 to 3,400,000 | AED 1,400,000 to 2,100,000 |
| Four to five bedroom villa | AED 3,600,000 to 8,000,000 | AED 2,000,000 to 3,200,000 |
Rents follow the same split. A three-bedroom townhouse in Damac Hills typically lets for AED 165,000 to 230,000; the equivalent in Damac Hills 2 typically lets for AED 110,000 to 150,000.
Gross yields run 5.5% to 7% in Damac Hills and 7% to 8.5% in Damac Hills 2, which is the usual trade of income for location.
The Charge Structure
Apartments carry a service charge, generally AED 12 to AED 20 per square foot per year in Damac Hills.
Villas and townhouses pay a community charge instead, and buyers frequently underestimate it. It funds landscaping, security, the park, road maintenance and community facilities, and it is charged whether or not you use the golf course. Ask for twelve months of actual invoices on the specific unit rather than a per square foot estimate.
Schools, Retail and the Practical Test
Damac Hills has schools, a supermarket, clinics, a skate park, stables and a large central park inside the community. For a family, that is the test that matters, and it passes.
Damac Hills 2 has amenities on a smaller scale and a much longer drive to almost everything outside it. For a family with school-age children, that commute is the thing to measure before you fall in love with the price.
Who Each Suits
Damac Hills suits families who want villa or townhouse living with schools and retail inside the gates, and investors who want a mature community with stable tenant demand and an easier resale.
Damac Hills 2 suits investors optimising for yield per dirham and tenants who want a large townhouse at an apartment price and do not mind the drive. It is a genuinely cheaper way to own a villa, and the distance is the reason.
Frequently Asked Questions
What is the difference between Damac Hills and Damac Hills 2?
They are separate communities. Damac Hills is the established golf community off Umm Suqeim Road with schools, retail and a mature park. Damac Hills 2, formerly Akoya Oxygen, is much further out along the Al Ain corridor, cheaper, and less served.
Is Damac Hills freehold?
Yes. Both communities are designated freehold and open to buyers of all nationalities, with title registered at the Dubai Land Department.
What yield does Damac Hills produce?
Damac Hills typically produces 5.5% to 7% gross, while Damac Hills 2 runs 7% to 8.5%, reflecting its lower entry prices and more distant location.
Are there schools in Damac Hills?
Yes, Damac Hills has schools inside or immediately adjacent to the community, along with supermarkets, clinics and a large central park, which is the main reason families choose it.
Do I have to pay for the golf course if I do not play?
The community charge funds shared community infrastructure regardless of whether you use the golf club, and golf membership is a separate arrangement. Check exactly what the charge covers before budgeting.
The Short Version
Establish which community the listing means before anything else. Damac Hills is a mature, family-complete community with a lower yield. Damac Hills 2 is a yield play whose whole discount is distance. Both are legitimate; buying one while thinking you bought the other is not.
Prices, rents and charges are indicative of the market at the time of writing in September 2026. Confirm current figures with a licensed agent and the Dubai Land Department before transacting.
