399 Hills Park

TL;DR: 399 Hills Park is a premium off-plan residential development by National Properties (a subsidiary of National Bonds Corporation) within Emaar's Dubai Hills Estate masterplan. Comprising two mid-rise buildings housing 399 freehold apartments, it offers 1-bedrooms from 914 sq ft (AED 1.5M), 2-bedrooms up to 2,075 sq ft (from AED 2.4M), and 3-bedrooms up to 2,328 sq ft (from AED 3.41M). The project features a 40/60 payment plan with 60% due on handover, targeting completion by Q2 2026.

Introduction

399 Hills Park brings together two of Dubai's most trusted real estate names: National Properties as the developer and Emaar Properties as the master developer of Dubai Hills Estate — one of the emirate's largest and most sought-after masterplanned communities. The project comprises two mid-rise residential buildings connected by a mixed-use podium level, housing a total of 399 luxury apartments across 1, 2, and 3-bedroom configurations. Designed by LACASA Architects & Engineering Consultants and built by East Coast Contracting & Trading, the development represents a total project value of AED 197,970,000 (USD 53.9 million).

National Properties LLC, a subsidiary of National Bonds Corporation — a leading Sharia-compliant savings and investment company in the UAE — has been operating since 2007 and has delivered in excess of 3,200 units across residential apartments, luxury villas, and retail spaces. Their completed portfolio includes Skycourts Towers, Sulafa Tower, Janayen Avenue, Casa Flores, Casa Familia, National Bonds Tower, and Opera Villas in Al Barsha 1. Led by CEO Mohammed Qasim Al Ali, the company covers the full real estate value chain from pre-development through to property management. 399 Hills Park represents their current flagship project and their first development within the prestigious Dubai Hills Estate.

Unit Configurations and Pricing

The development's 399 apartments are distributed across two buildings — Building A (17 storeys) and Building B (16 storeys) — with unit sizes that are described across multiple market sources as 'considerably bigger than the average for the area' in Dubai Hills Estate:

1-Bedroom Apartments range from 914 to 1,255 sq ft with 2 bathrooms, available in both open and closed kitchen configurations. Private balconies and floor-to-ceiling windows at 3.2 metres height create generous, light-filled living spaces. Starting prices begin at AED 1,500,000 to AED 1,554,286, with upper configurations reaching approximately AED 2,130,000 to AED 2,150,000.

2-Bedroom Apartments span 1,410 to 2,075 sq ft with 3 bathrooms, featuring study or storage areas and balconies. Starting prices range from AED 2,400,000 to AED 2,850,000, with premium units reaching AED 3,370,000 to AED 3,527,375.

3-Bedroom Apartments measure 2,001 to 2,328 sq ft with 4 bathrooms, including study or storage rooms. These family-scale residences start from AED 3,410,000 with premium configurations commanding up to AED 5,360,000.

All units feature double-height ceilings in select living spaces, European branded kitchen appliances, branded sanitaryware in bathrooms, built-in wardrobes, and 1 to 2 allocated covered parking spaces depending on unit type. The project's price per sq ft currently sits below the Dubai Hills Estate average of AED 2,381–2,455 per sq ft, offering a value entry point into one of Dubai's fastest-appreciating communities.

Payment Plan

National Properties offers a buyer-friendly 40/60 payment plan that heavily back-loads the financial commitment to handover:

• 10% on booking at Sales Purchase Agreement signing
• 30% during construction — paid as 5% quarterly installments over 18 months (6 installments)
• 60% on handover — the substantial majority deferred until project completion

The 4% Dubai Land Department (DLD) registration fee is payable at SPA signing. The developer accepts multiple payment methods including cash, bank transfer, cryptocurrency (Bitcoin), credit card, and cheque — providing flexibility for international buyers.

Amenities

The shared podium level connecting both buildings creates a resort-style amenity platform:

• Adult swimming pool and separate children's swimming pool with splash play area
• Padel tennis court — one of Dubai's fastest-growing recreational sports
• Yoga lawn for outdoor wellness sessions
• Landscaped outdoor green areas and curated gardens
• Outdoor and indoor children's play areas
• EV (electric vehicle) charging stations
• Rooftop terrace with BBQ facilities and family seating
• Fully equipped gymnasium with state-of-the-art equipment
• Gender-segregated sauna rooms and steam rooms
• Multi-purpose hall and event space
• Main lobby and lounge with curated artwork and plush seating
• 15 retail stores within the mixed-use podium for daily convenience
• 24/7 security with surveillance systems
• Covered parking with allocated spaces

Dubai Hills Estate Masterplan

399 Hills Park benefits from its location within one of Dubai's most comprehensively masterplanned communities. Dubai Hills Estate — a joint venture between Emaar Properties and Meraas — spans over 11 million square metres and includes 1.4 million sq m of parks and open space, with Dubai Hills Park alone covering 1.8 sq km as one of the largest urban parks in the city.

The community's crown jewel is Dubai Hills Golf Club, an 18-hole championship course designed by European Golf Design (official designer for the European Tour). Dubai Hills Mall provides over 650 retail and dining outlets, featuring The Storm indoor roller coaster and Roxy Xtreme (the largest cinema screen in the Middle East). The estate encompasses 1,100 luxury golf course homes, over 4,000 villas and townhouses, and more than 26,000 apartments, supported by three GEMS schools (including GEMS Wellington Academy), King's College Hospital London Dubai, five community shopping centres, and three business parks.

Location and Connectivity

Dubai Hills Estate occupies a central position along the Al Khail Road (E44) corridor with additional access via Sheikh Mohammed Bin Zayed Road, providing exceptional connectivity across the emirate. Downtown Dubai and the Burj Khalifa are approximately 10 to 15 minutes away, Business Bay is approximately 10 minutes, Dubai Marina is 12 minutes, Mall of the Emirates is 12 minutes, Burj Al Arab is 15 minutes, Palm Jumeirah is 17 minutes, and Dubai International Airport is 20 to 25 minutes. A planned Dubai Metro expansion with transit-oriented development rail hubs will further enhance connectivity.

Market Performance and Investment Potential

Dubai Hills Estate has been one of Dubai's strongest-performing residential markets. Off-plan apartment prices have risen 38% from AED 1,753 per sq ft in 2022 to AED 2,419 per sq ft in Q1 2025. Secondary apartment prices grew 45% over the same period, while villa prices surged 68%. The estate has ranked among the top 3 fastest-rising Dubai neighbourhoods in early 2026, with average apartment rents increasing 52% from 2022 to Q1 2025.

Gross rental yields for Dubai Hills Estate apartments range from 6.01% to 6.9%, with premium locations near the mall and park achieving up to 8.5%. At a 1BR purchase price of AED 1.5 million with estimated annual rent of approximately AED 100,000, the implied gross yield is approximately 6.7%. Service charges average AED 20 per sq ft per year. Price appreciation is forecast to moderate to 5–8% in 2026, though the estate is expected to remain resilient due to limited remaining supply, strong international demand, and sustained investor confidence. Off-plan handover ROI is estimated at 8–10% for short-term capital gains.