OVERVIEW

Sidra is Emaar’s villa community in Dubai Hills Estate, built in three phases: Sidra 1, Sidra 2 and Sidra 3. Together they hold around 1,230 detached villas with three, four and five bedrooms, set around landscaped streets close to schools, parks and Dubai Hills Mall.

Sidra is the most accessible way to own a detached villa in Dubai Hills Estate, and it is one of the community’s most actively traded villa addresses. Four-bedroom villas form the largest group across the community. Five-bedroom homes are concentrated in Sidra 1 and Sidra 2 and are rare in Sidra 3.

SOLD PRICES

Between July and mid-October 2026, 25 Sidra villas were transferred at the Dubai Land Department, at an average of AED 10.0 million and AED 2,895 per square foot of built-up area.

Three-bedroom villas sold for a median of AED 7.6 million, four-bedroom villas for AED 9.48 million and five-bedroom villas for AED 15.6 million. Price per square foot rises sharply with size: a median of AED 2,418 for three-bedroom homes, AED 2,826 for four-bedroom homes and AED 3,764 for five-bedroom homes, reflecting larger plots and stronger demand at the top of the range.

The spread within each type is wide. Three-bedroom villas changed hands from AED 5.5 million to AED 10.0 million, and five-bedroom villas from AED 11.0 million to AED 19.3 million. Position, plot, upgrades and the circumstances of the sale all move prices significantly, so the median is a better guide than any single deal.

PRICES BY PHASE

Comparing like with like, four-bedroom villas sold for a median of AED 9.4 million in Sidra 1, AED 10.1 million in Sidra 2 and AED 12.1 million in Sidra 3. The Sidra 3 figure is based on only two transfers, so it should be read as an indication rather than a firm benchmark. It is consistent, however, with Sidra 3 achieving the strongest prices in the community, including the highest sale of the period at AED 19.3 million for a five-bedroom villa.

For buyers, Sidra 1 offers the lowest entry price for a four-bedroom villa and the widest choice of five-bedroom homes.

RECENT TRANSACTIONS

The most recent transfers show steady activity through the autumn, with four-bedroom villas trading between AED 8.7 million and AED 12.8 million and five-bedroom villas reaching AED 15.2 million to AED 19.3 million.

ASKING PRICES VS ACTUAL SALES

Asking prices in Sidra are running well ahead of completed sales. The median asking price for a three-bedroom villa is about AED 8.7 million, 14% above the median sold price of AED 7.6 million.

 For four-bedroom villas the gap is wider: a median asking price of about AED 11.1 million against a median sold price of AED 9.48 million, or 17% more.

Sale agreements that have been signed but not yet transferred averaged AED 10.84 million, about 8% above the average registered transfer. Buyers are still paying more for the best villas, but not as much as sellers are asking.

For buyers, recent transfers are the right benchmark for negotiation. For sellers, pricing close to recent transfers rather than current asking levels is the faster route to a sale.

MARKET CONTEXT

Across Dubai Hills Estate as a whole, average prices stood at about AED 1,644 per square foot in September 2026, down 2.2% year on year after a strong 2025. Sidra trades far above the community average, reflecting the scarcity of detached villas at this price point and steady demand from families relocating within Dubai.

RENTS AND YIELDS

VILLA TYPES AND LAYOUTS

Three-bedroom villas in recent transfers have around 3,110 to 3,150 sq ft of built-up area on plots of about 4,340 to 5,280 sq ft. Four-bedroom villas range from about 3,270 to 3,600 sq ft on plots of around 4,700 to 5,300 sq ft. Five-bedroom villas offer about 3,740 to 4,150 sq ft, with the largest plots in the community, from around 5,830 sq ft to more than 9,000 sq ft.

WHAT TO KNOW BEFORE BUYING

Sidra is a completed, established villa community with steady transaction volumes, which makes it one of the more liquid villa markets in Dubai Hills Estate.

Phase matters. Sidra 3 achieves the strongest prices, while Sidra 1 offers the lowest entry point for four-bedroom villas and the most five-bedroom homes.

Five-bedroom villas are a different market. They trade at a significantly higher price per square foot than three- and four-bedroom homes, driven by larger plots and limited supply.

Expect a wide spread. Prices for the same villa type can differ by several million dirhams depending on plot, position, upgrades and the seller’s circumstances. Compare like for like before making an offer.

Use transfers, not listings, to judge price. Asking prices for three- and four-bedroom villas are currently 14 to 17% above recent sales.