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Prices, Clusters and the Commute Nobody Puts in the Brochure
Launched as Akoya Oxygen, DAMAC Hills 2 is one of the cheapest routes into a freehold Dubai townhouse or villa with a full amenity package — five themed leisure towns, a cricket pitch, a petting farm and more than thirty residential clusters. It is also forty minutes from Downtown with no metro station. This guide sets out what it costs, what you get, and who the trade actually suits.
Space and Amenities, Bought With Distance
Almost every community in Dubai asks the buyer to trade one thing for another, and DAMAC Hills 2 is unusually explicit about which trade it is making. You are buying a freehold townhouse or villa, in a gated master community with an amenity list most mid-market developments cannot approach, at a price per square foot well under half what the established villa districts command. What you give up is location.
The community sits inland on the southern edge of Dubai, inside Dubailand, reached principally from Al Qudra Road (D63), with Al Ain Road (E66) and Lehbab Road (E77) connecting it onward. TRPE’s community guide, citing Property Finder data from August 2026, puts the site at roughly 4 million square metres and the stock mix at about 53% townhouses, 31% villas and 12% apartments. That mix tells you what the community is: a townhouse district first, with villas above it and a small apartment component at the edges.
It was launched under the name Akoya Oxygen, and a good deal of older listing material still uses it. That matters practically, because the name DAMAC Hills on its own refers to a different and considerably more central DAMAC community built around the Trump International Golf Club on Hessa Street. The two are routinely conflated in search results and occasionally in listings. They are not comparable on price and should never be compared without checking which one a property actually sits in.
This guide covers what the clusters cost, what the five towns actually contain, how the yield arithmetic works, and the specific checks worth running before you commit. Figures are attributed to the source and date they came from throughout, and where a number could not be sourced it has been left out rather than estimated.
DAMAC Hills 2 at a Glance
The facts that shape a purchase decision
Advertised Villa Prices and Rents
The figures below come from Bayut’s Dubai Sales Market Report for the first half of 2026, as set out in TRPE’s DAMAC Hills 2 community guide retrieved on 28 October 2026. They are advertised averages — what sellers and landlords are asking, not what deals closed at. Neither Bayut nor dubizzle publishes separate townhouse or apartment averages for this community, so those rows are deliberately absent rather than estimated.
| Villa size | Avg advertised sale price | Avg advertised annual rent | Illustrative gross yield |
|---|---|---|---|
| 3 bedrooms | AED 1,834,000 | AED 112,000 | ~6.1% |
| 4 bedrooms | AED 2,147,000 | AED 124,000 | ~5.8% |
| 5 bedrooms | AED 2,711,000 | AED 149,000 | ~5.5% |
| All villas, per sq ft | AED 1,072 advertised | — | Bayut H1 2026 |
| All villas, average rent | — | AED 120,000, up 1.69% | dubizzle H1 2026 |
One piece of market context belongs beside these numbers. Savills research reported by Khaleej Times in October 2026 recorded villa and townhouse prices across Dubai as a whole falling 3.3% quarter on quarter in Q3 2026, to an average of AED 1,523 per square foot. That is an emirate-wide figure and not specific to DAMAC Hills 2, but it is the direction of travel the segment was moving in as this guide was written, and it is the reason advertised asking prices should be read as an opening position.
Where TruHauz Is Selling Inside DAMAC Hills 2
More than thirty residential clusters sit inside the community, and cluster names repeat across phases, so the phase matters as much as the name. The six below are live TruHauz listings — the prices are our own current starting figures and the handover dates are those given by the developer.
The Five Towns
The amenity programme is the reason DAMAC Hills 2 exists as a proposition, and it is organised around five themed leisure districts rather than a single clubhouse. شهرک ورزشی holds courts and an outdoor gym. Water Town covers pools and splash areas. Down Town is the retail and cafe cluster. Motor Town is built around go-karting. Equestrian Town provides open space and horse riding.
Beyond the five towns, TRPE’s guide lists an outdoor cinema, a petting farm, two dog parks, jogging and cycling tracks, paddleboarding, tennis and basketball courts, a cricket pitch, fitness areas and a hydroponic cafe. For a community where townhouses start under AED 2 million, that is an unusually deep list, and it is the single strongest argument in the community’s favour. Families with children are the natural buyer here, and the amenity density is what keeps weekends inside the gates rather than on Al Qudra Road.
Two cautions apply. The first is that master-plan material has long included facilities — a waterpark and a boating lake among them — that remain unbuilt and unconfirmed. Ask your agent which amenities are open and operating today, walk them, and treat anything described in the future tense as a possibility rather than a feature you are paying for. The second is that everyday convenience inside the community is thin. Shopping runs to a few supermarkets, shops and cafes; larger retail sits outside. Healthcare provision inside the community is limited, with residents using facilities in Motor City, Arabian Ranches and Dubai Hills. Schools and nurseries are mostly outside the community or on its edges, so if you have school-age children, map the specific school run before you buy and check current ratings and fees on the KHDA directory.
The Distance Is the Price
Every discount in Dubai property is paid for somewhere. Here it is paid in minutes, and the figures below are off-peak — the rush-hour position is worse.
به مرکز شهر دبی
Off-peak driving time recorded by Property Finder, August 2026, as cited in TRPE’s community guide.
To Dubai Marina
Off-peak. Palm Jumeirah is given as roughly 39 minutes from the same source and period.
Public transport
No metro station inside the community; the nearest Red Line stations are a long drive. Bus DA2 serves the clusters but is described as infrequent.
This is not a reason to avoid DAMAC Hills 2. It is the reason the community is affordable, and for a great many buyers the exchange is entirely rational: remote and hybrid workers, families whose schools and work sit on the southern side of the city, retirees, and investors letting to tenants in the same position. The mistake is buying the price without buying the distance — purchasing on a Saturday viewing when the roads are empty, then discovering the Tuesday morning version. Drive the route you would actually drive, at the hour you would actually drive it, before you reserve anything.
There is one structural point worth holding in view. Southern Dubai is where most of the emirate’s long-term transport and infrastructure investment is concentrated, and our coverage of the Etihad Rail Dubai station at Al Yalayis sets out what is actually committed. Connectivity in this part of the city should improve over a long horizon. That is a reasonable thing to believe and an unreasonable thing to pay for today: buy the community as it is, and treat future infrastructure as upside rather than as part of your valuation.
The Checks Worth Running
Confirm which community you are in. This is the single most common error in DAMAC Hills 2 research. A listing headed “DAMAC Hills” may sit in the original golf community on Hessa Street, which prices on an entirely different basis — our overview of projects in DAMAC Hills covers that community separately. Check the title deed or the reservation form, not the advertisement headline.
Get the service charge for the specific unit. No reliable community-wide service charge figure for DAMAC Hills 2 could be sourced for this guide, and it has therefore been left out rather than estimated. Charges vary by cluster and property type, and on a sub-AED-2-million asset the service charge is one of the largest determinants of net yield. The Dubai REST app publishes the service charge index at unit level; our guide to service charges in Dubai explains how to read it and what it should include.
Price the transaction, not the ticket. The Dubai Land Department transfer registration fee, the title deed issuance fee, the registration trustee fee and agency commission all sit on top of the purchase price, and they are set out with their sources in our guide to DLD fees in Dubai. On an off-plan purchase there is also Oqood registration to account for.
Decide between off-plan and ready on purpose. DAMAC Hills 2 offers both: completed clusters such as Victoria, delivered in 2022, and off-plan releases handing over in 2026 and 2027. The instalment structures on off-plan releases are attractive, but they carry handover risk and the unit cannot be let until it is delivered. Our comparison of off-plan versus ready property in Dubai sets out the trade-off, and buyers moving on price alone should also read our guide to cheap villas for sale in Dubai for the wider set of options at this level.
Test resale, not just yield. A narrower buyer pool means a longer exit. Ask your agent how long comparable units in the specific cluster have been listed, and what the gap has been between asking and achieved prices. On a community this far out, time-to-sell is a more honest measure of risk than any yield percentage.
This guide is general information about a Dubai community and the public data available on it as at 28 October 2026. It is not investment, tax or legal advice, and property values can fall as well as rise. Take advice on your own circumstances before committing to a purchase.
پرسشهای متداول
The questions buyers ask most often about DAMAC Hills 2 — prices, yields, the commute and how it differs from DAMAC Hills.
Know the Cluster Before You Know the Price
DAMAC Hills 2 rewards buyers who check the specific cluster, the specific service charge and the specific commute. TruHauz works through all three on every unit we advise on. Tell us what you are considering.
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