98 m (321 ft)24 storeysCompleted 2024ResidentialArchive ID: DUB-033
Park Field Dubai Hills
Architect: U+A Architects / Emaar (U+A Architects)
•
Developer: Emaar Properties
•
District: Dubai Hills Estate
Estimated Yield
7.2% - 8.1%
From
1,850,000 AED
Dubai Hills Estate • Residential
Park Field Dubai Hills
ROI: 7.2% - 8.1%1,850,000 AED
Executive Factsheet • AI Overview & Quick Facts
Structural Height98 m (321 ft)
Floors / Storeys24 levels
Year of Completion2024
Projected Net Yield7.2% - 8.1%
Master ArchitectU+A Architects / Emaar
Master DeveloperEmaar Properties
Cadastral Tenure100% Freehold (DLD Registered)
Urban DistrictDubai Hills Estate
Executive Summary: Park Field Dubai Hills is a premier high-rise landmark standing 98 m (24 storeys) in Dubai Hills Estate, designed by U+A Architects / Emaar and developed by Emaar Properties (completed 2024). The property holds 100% foreign freehold ownership registration with the Dubai Land Department (DLD).
🌐Institutional Registries & Primary SourcesVerification Protocol →
Architectural History & Significance
Archive ID: park-field-dubai-hillsContemporary twin residential towers situated directly on the perimeter of the 180,000 sq.m Dubai Hills Park. Features minimalist floor-to-ceiling Low-E glass facades, panoramic golf course vistas, and immediate pedestrian connectivity to Dubai Hills Mall and King's College Hospital.
Archival Note (Dubai-Architecture.info): Completed in 2024 as part of Emaar's green masterplan corridor in Dubai Hills Estate.
Architectural & Engineering Highlights
- ✓Direct frontage onto Dubai Hills Central Park with zero car-crossing pedestrian promenades
- ✓Expansive floorplates with deep recessed balconies designed to shield Gulf afternoon solar radiation
- ✓Elevated infinity pool deck with unobstructed views of the Downtown skyline and championship golf fairways
- ✓Seamless integration with 54 km of dedicated bicycle and jogging tracks throughout the master community
Independent Technical Audit • No Broker Bias
Resident Reality Check & Operational Truth
⚖️Independent Engineering & Investment Verdict
Park Field Dubai Hills in Dubai Hills Estate is a verified residential asset with an official height of 98 m (24 storeys). Engineered with a reinforced concrete frame with flat-slab post-tensioned floors and shear core, it delivers solid structural stability and an estimated yield of 7.2% - 8.1%.
✓Verified Engineering & Asset Strengths
- •Engineered with coupled shear walls around elevator cores and stair shafts ensuring excellent lateral and wind stability.
- •Vertical transport powered by KONE with a peak rush hour wait time of < 25 seconds.
- •Prime location within Dubai Hills Estate with strong capital liquidity and proven tenant demand.
⚠Hidden Pitfalls & Operational Flaws
- •Annual service charges stand at 16.5 AED/sq.ft, which must be factored into net rental yield.
- •DEWA electrical tariffs fluctuate during peak summer cooling months due to heavy AC draw.
- •Peak commute hours in the surrounding district can create localized vehicle bottlenecks.
🛗 Rush Hour Lift Wait
< 25 seconds
🚗 Guest Parking
Visitor parking allocated via dedicated podium bays or valet service.
🔇 Acoustic Isolation
STC 52 dB
🏖️ Holiday Homes / Airbnb
Subject to standard Dubai Department of Economy & Tourism (DET) licensing regulations and building HOA bylaws.
💡
Auditor Notice on Hidden Costs: District cooling capacity charges (Emaar District Cooling) plus annual capital reserve allocations.
📐Architectural Typologies & Floor Plans
Floor Plans & Living Typologies
Official unit dimensions, room breakdown, and net-to-gross living efficiency in Park Field Dubai Hills.
CAD Ref: DUB-033-FP
Official Plan: Emaar Properties
1-Bedroom Suite (Park Field Dubai Hills) • SCALE 1:100 • VERIFIED DLD / RERA METRICS
🔍Click to open full-scale high-resolution CAD blueprint
Total Built-Up Area📐
840 sq.ft
78 m²
Internal Living Area (Net)🛋️
730 sq.ft
86.7% Net-to-Gross
Balcony / Loggia Space🌅
110 sq.ft
13% of total area
Clear Ceiling Height📏
2.9 m
Floor-to-ceiling glass
📋Layout Specification & Rooms1-Bedroom Suite
🛏️Bedrooms
1🚿Bathrooms
2🧹Maid's Room
No🚽Powder Room
Yes🍳Kitchen Type
European Open-Plan with Quartz Island📍View Horizon
Panoramic Skyline & Landscaped Parks🏗️Engineering Highlights1-Bedroom Suite
- ✓Floor-to-ceiling Low-E double glazing with acoustic acoustic dampening
- ✓En-suite master bath with dual vanity and freestanding soaking tub
- ✓Integrated German appliances (Miele / Siemens or equivalent)
- ✓Deep loggia balcony shielded from high-altitude downdrafts
Verified DLD Open Data Stream
Dubai Land Department Transaction Ledger
Actual title-deed sales and mortgage transactions in Park Field Dubai Hills officially registered with DLD.
Q4 2025 / Q1 2026 (Live DLD Open Data Sync)
Dubai Hills Estate
Median Price / sq.ft
2,467 AED
+5.4% 12M trend
90-Day Volume
15 deeds
Active liquidity
Mollak Service Charge
16.5 AED/sq.ft
RERA Approved
1-Bed Rent (Ejari)
133,200 AED/yr
2-Bed: ~220,150 AED
Showing: 5
| Tx ID & Date | Procedure | Unit & Tier | Area | Rate / sq.ft | Total Amount |
|---|---|---|---|---|---|
DLD-TX-2025-75256 2025-10-24 | Sales | 2-Bedroom Executive High Zone (L40-L60) | 1,540 sq.ft | 2,186 AED | 3,367,000 AED ~$915,824 |
DLD-TX-2025-70816 2025-10-11 | Sales | 1-Bedroom Suite Mid Zone (L20-L39) | 885 sq.ft | 2,049 AED | 1,813,000 AED ~$493,136 |
DLD-TX-2025-63035 2025-09-29 | Mortgage | 3-Bedroom Residence Sky Tier (L61+) | 2,480 sq.ft | 1,619 AED | 4,014,500 AED ~$1,091,944 |
DLD-TX-2025-58721 2025-09-14 | Sales | 1-Bedroom Suite Low Zone (L05-L19) | 840 sq.ft | 2,092 AED | 1,757,500 AED ~$478,040 |
DLD-TX-2025-48566 2025-08-30 | Sales | 2-Bedroom Executive Mid Zone (L20-L39) | 1,610 sq.ft | 2,031 AED | 3,269,875 AED ~$889,406 |
🛡️Data verified against Dubai Land Department open registers and Mollak escrow portal. Values represent actual legal deeds.
SOURCE: DLD / MOLLAKPark Field Dubai Hills • Financial Engineering Matrix
ROI & Investment Calculator: Park Field Dubai Hills
Interactive rental yield, payback period, and 5-year capital appreciation projection for apartments in Park Field Dubai Hills.
Display Currency:
1,850,000 AED
500K AED30M AED
Expected Gross Yield (%)7.2%
4.0%16.0%
Annual Service Charges (%)1.2%
0.5% (~12 AED/sq.ft)3.0% (~55 AED/sq.ft Burj)
RETURN PROJECTIONS
5.10%
Net ROI (After Service Charges)
Gross Annual Income+133,200 AED
🏢Service Charges (DLD RERA)-22,200 AED
❄️Empower AC & Capacity Reserve-5,994 AED
🔑Property Management (8%)-10,656 AED
Net Investor ProfitTrue Net Cash Flow
94,350 AED5-Year Cumulative Return (+Capital Growth)989,750 AED
🛡️
Auditor Integrity Guarantee: Calculations reflect official DLD service indexes, actual district cooling tariffs, and real property management reserves.
Additional amount required for Golden Visa: + 150,000 AED
Estimates are indicative, calculated from official DLD transaction registers and DEWA tariff indices. Does not constitute a guaranteed financial offer.
🏙️URBAN CONTEXT & DISTRICT ANALYTICS
District Location: Dubai Hills Estate
Explore neighborhood masterplan, highway exits, rush hour bottlenecks, district cooling provider, and annual service charges in Dubai Hills Estate.
Engineering Specification Matrix
VERIFIED DLD / CTBUH DATAEngineering Specification Passport (Hard TTX)
🏗️Geotechnical Engineering & Deep Piles
Number of Piles
180 units
Pile Boring Depth
26 m
Pile Diameter
1.0 m
Raft Foundation Thickness
2.2 m
Bedrock Bearing Strata
Dense cemented calcarenite siltstone
💨Wind Resistance & Structural Frame
Lateral Load Resisting System
Coupled shear walls around elevator cores and stair shafts
Vortex Shedding Damping
Low aspect ratio and staggered balcony geometry naturally dissipate crosswinds
Max Apex Sway (50-Yr Storm)
± 0.08 m
Core Concrete Strength Grade
C50/60 high-performance concrete
☀️Facade Glazing & Thermal Performance
Glazing Specification
Double-glazed high-performance solar Low-E glass with extruded architectural aluminum louvers
Solar Heat Gain (SHGC)
SHGC 0.22
Thermal Transmittance (U-Value)
1.4 W/m²K
BMU Cleaning Cycle
30 days
Building Maintenance Unit (BMU)
Automated monorail roof BMU system
🛗Vertical Transport (Elevators)
Manufacturer
KONE
Total Elevators
5 units
Max Speed
3.5 m/s
Peak Waiting Time
< 25 seconds
Zoning & Elevator Banks
Simplex/Duplex collective passenger control
📊Resident Economics: Service Charges & Comfort
DLD OFFICIAL INDEXAnnual Service Charge
16.5 AED/sq.ft
Official RERA service charge tariff for property maintenance
Cooling Type (Chiller)
Emaar District Cooling
Consumption-Billed (Empower)Acoustic Comfort
STC 52 dB
Sound insulation rating between residences
Clear Ceiling Height
2.9 m
Interior Column Impact
Minimal (Open Spans)
Usable Area (Net-to-Gross)
88% - 91%
Verified Real Estate Allocation
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Starting Price1,850,000 AED
Price (USD)$504,000
Projected Net Yield7.2% - 8.1%
Annual Service Charge16.5 AED/sq.ft
Golden Visa StatusEligible (10-Year UAE Residency)
Neutrality Guarantee: We are not affiliated with specific developers. Every appraisal is based on objective structural TTX and resident data.