Akoya Oxygen, renamed, and still being built out.
DAMAC Properties launched the community in 2014 as Akoya Oxygen, shortened the name to Akoya in 2019 and relaunched it as DAMAC Hills 2 in June 2021 with a revised master plan. It sits in Dubailand off Al Qudra Road (D63), between the Jebel Ali–Lehbab Road (E77) and the Al Ain–Dubai Road (E66). DAMAC, Bayut and Property Finder give the size as 55 million sq ft; Bayut’s blog and dubizzle say 42 million. The 2021 redesign dropped the planned golf course and the Vista Lux complex, and completion ran three years behind the first forecast, according to Propsearch.
DAMAC’s own page counts 14,044 villas and townhouses, 2,120 apartments and 2,127 hotel rooms; dubizzle puts the houses at about 10,000. Khaleej Times counted around 11,000 completed homes in September 2026, and more than 30,000 residents in 2024. Sources divide the plan differently — five towns (Water, Sports, Down, Motor and Equestrian) on Bayut and Propsearch, three on DAMAC’s page — and count anywhere from 25 to 37 clusters. Property Finder’s mix: 53% townhouses, 31% villas, 12% apartments.
Three kinds of buyer choose this area.
Bayut named it the most preferred affordable villa area for buyers in 2025 and the top choice for affordable villa rentals. Property Finder residents score it 4.8 for family friendliness, and 56% describe themselves as families.
Bayut’s summer 2026 search data put DAMAC Hills 2 first for villa and townhouse rental interest, at a median asking rent of about AED 110,000, against AED 150,000 in Mirdif and AED 170,000 in DAMAC Lagoons.
Bayut’s H1 2026 data put it at the top of the affordable villa segment with a projected ROI of 5.97%; Property Finder’s transaction page shows 8.22%. Bayut is plain that it is “not for everyone” if you want to live near the city centre.
What it costs to buy here.
| TYPE | PRICE |
|---|---|
| 3-bedroom | AED 1,763,000 |
| 4-bedroom | AED 2,059,000 |
| 5-bedroom | AED 2,730,000 |
| Average transaction | AED 1,777,099 |
Bayut’s H1 2026 sales report could not be read, so the table is its 2025 report, which put the average at AED 1,015 per sq ft, up 12.9% on 2024. Newer asking averages on Bayut: 3-bed AED 1,906,000, 4-bed AED 2,155,000, 5-bed AED 3,100,000; dubizzle: 3-bed AED 1.73M, 4-bed AED 1.97M, 5-bed AED 3.09M. The twelve-month counts disagree — Bayut has 1,253 homes sold at an average AED 1,699,639 (DLD); Property Finder 1,411 transactions at AED 1,569,393. 3-beds in Albizia, Basswood and Mimosa trade between AED 1.2M and AED 1.7M. Off-plan on Bayut starts at AED 1.1M (Evergreens) and runs to AED 6.22M (The Farmhouses), on 60/40 to 80/20 payment plans.
What it rents for, and what it returns.
| TYPE | RENT / YEAR |
|---|---|
| 3-bedroom | AED 109,000 |
| 4-bedroom | AED 124,000 |
| 5-bedroom | AED 146,000 |
| Villas up to 3,000 sq ft · average | AED 114,000 |
Yields disagree widely. Bayut’s 2025 report shows 6.41% in its sales table and 6.20% as the villa rental yield on the same page; its area guide says up to 5.80%; dubizzle has 6.81% on villas; Property Finder’s transaction page 8.22%. Cluster asking rents on Bayut: Albizia 3-bed villa AED 102,000, Camelia 4-bed villa AED 122,000, Pacifica 2-bed townhouse AED 99,000, and 6-beds AED 220,000–224,000 in Vardon and Pacifica. dubizzle’s averages: 3-bed AED 101,000, 4-bed 124,000, 5-bed 153,000.
Metro, roads and drive times.
No metro. Bayut, Property Finder and Propsearch name no station; dubizzle says there are no direct metro or widespread RTA bus links. Property Finder says bus DA2 serves the clusters, but RTA describes DA2 as a circular route between DAMAC Hills and Dubai Studio City, every two hours, Dh5 a trip — it does not name DAMAC Hills 2. Plan on a car.
Access from Al Qudra Road (D63), Emirates Road (E611) and the Jebel Ali–Lehbab Road (E77). RTA has opened a 700 m four-lane bridge at Al Qudra Road and Sheikh Zayed bin Hamdan Al Nahyan Street, carrying 6,000 vehicles an hour and cutting junction waits by about 85%; side-ramp bridges are due in Q4 2026. The wider Al Qudra project has no full completion date, and its scale differs by source: 4,000 m of bridges and 19,400 vehicles an hour (GCC Business News, August 2026) against 2,700 m and 19,200 (Gulf News, October 2025).
| TO | TIME |
|---|---|
| Downtown / Dubai Mall | 35–40 min (Bayut) · 40–45 min (Property Finder) · ~43 min (Propsearch) |
| Al Maktoum International (DWC) | ~30 min (Bayut) · ~42 min (Propsearch) |
| Dubai International (DXB) | 35–40 min (Khaleej Times, 2021) · ~53 min (Propsearch) |
| Palm Jumeirah | 39 min (Property Finder) · 41 min (Propsearch) |
| Arabian Ranches | 15–20 min |
| Dubai Outlet Mall | ~20 min |
Shops, schools, clinics and parks.
The communities and towers that come up in every conversation.
2- to 6-bed villas off Al Qudra Road; 4-beds average about AED 1.84M and 5-beds AED 2M, with a 6.22% ROI on Bayut.
4-beds average about AED 1.82M in Victoria (6.19% ROI) and Amazonia (6.69%, the highest of Bayut’s popular clusters), and AED 1.74M in Aquilegia (6.41%), which runs from 3 to 6 bedrooms.
Average sold price AED 1,872,872 against AED 1,972,431 asking on Bayut, which lists the handover as Q2 2025.
3-bed homes trading between AED 1.2M and AED 1.7M, per Property Finder.
439 villas and townhouses, built by China Tiesiju under a contract of more than US$57M announced in January 2024.
315 townhouses, with first handovers in July 2019.
Evergreens from AED 1.1M and ELO apartments due Q4 2026; Violet 2 from AED 1.6M and Park Greens from AED 2.89M due Q1 2027; Violet 4 from AED 1.96M due Q3 2027; The Farmhouses from AED 6.22M.
What we would check before signing.
Bayut lists longer commutes and limited public transport, with residents relying on private cars, taxis or ride-hailing. Downtown is 35 to 45 minutes away and DXB up to 53 minutes, depending on the source.
Bayut says there are no schools inside the community and Propsearch says none nearby yet; dubizzle says schools are under construction, but no source gives an opening date. The schools named nearby are 15 to 25 minutes’ drive.
More than 1,500 villas were handed over in 2026, and Violet 1–4, Park Greens, ELO 1–3 and The Farmhouses are due through 2027. dubizzle warns of noise, dust, disruption and unfinished amenities; Bayut still lists the master community as under construction. More supply means more competition between owners.
Bayut shows listed prices down 6% over six months while sold prices are up 3%; Property Finder counts 1,411 sales, a 61.9% decrease year on year. Dubai-wide, Cavendish Maxwell has Q3 2026 sales values down 47%, and Savills has rents down more than 12% with villa communities among the steepest falls — DAMAC Hills 2 is not named.
A DLD/Mollak-based index puts the median at AED 3.87 per sq ft across 29 projects (AED 1.34–25.16); Luxhabitat quotes about AED 5. In 2024 some villa owners received DEWA bills of Dh17,000–20,179 after leaks, and DAMAC said the warranty had expired. Ask for the budget, the warranty status and whether pressure-reducing valves are fitted.
What we hold here today.
Questions we get asked.
Yes. Property Finder lists it as freehold for overseas buyers. It is the same community once marketed as Akoya Oxygen and then Akoya, renamed in June 2021.
Bayut’s H1 2026 data gives a projected ROI of 5.97%, top of the affordable villa segment; its 2025 report shows 6.41% and 6.20% on the same page, dubizzle 6.81% on villas and Property Finder 8.22% on transactions.
No metro. Property Finder says bus DA2 serves the clusters, but RTA describes DA2 as a DAMAC Hills–Dubai Studio City loop every two hours. Most residents drive.
Property Finder residents score it 4.8 for family friendliness. There is a nursery on site but no school inside; Jebel Ali School (KHDA Very Good) and GEMS Metropole (KHDA Good) are 15 to 20 minutes away.
Al Maktoum International is about 30 minutes on Bayut’s estimate and 42 on Propsearch’s; Dubai International is 35 to 40 minutes (Khaleej Times, 2021) or about 53 (Propsearch).
