- Sold from7 sales, last 90 days · DLD; cheapest: all studios
- AED 685K≈ $187K
- Listed fromper propertyfinder.ae, 1 Oct 2026
- AED 815K
- Buyers paid vs DLD median
- −16%
Price, payment plan and homes
Price per DLD; listed price per propertyfinder.ae, 1 Oct 2026- Sold from
- AED 685K
- 7 sales, last 90 days · DLD; cheapest: all studiosListed from AED 815K
- Bedrooms
- Studio to 1 bed
- 474 – 1,193 sqft · 571 units
- Payment plan
- 20/20/60
- AED 163K to book
- Handover
- Q1 2027
- 26% built per the DLD
DLD registered sales
- Last 90 days
- AED 692K – AED 1.05M
- · 7 sales, mostly studios
Homes and floor plans
571 homes · FreeholdPick a home: the plan and the forecast follow it.
Paid: middle half of each type's off-plan sales, Nov 2025–Oct 2026 · DLD
Payment plan · studio
On AED 815K- 20% at bookingAED 163K
- 20% during construction, until handover (Q1 2027)AED 163K
- 60% on handover (Q1 2027)AED 489K
Before the keys: AED 326K, 40% of the price.
TownX’s own file on propertyfinder.ae, checked 30 Sep 2026
Location · Dubai Science Park · Dubai
Business park between Arjan and Motor City with apartment buildings along its edges.
Forecast
What the studio could be worth
More in Dubai Science Park
Compare side by sideAll projects in Dubai Science Park
The in-depth review
Why it scores 73
Price per sqft vs registered sales
Dubai Land Department open data · as of 10 Nov 2026−16% below what buyers paid nearby
12 off-plan sales, last 6 months · middle half AED 1,434 – AED 1,617
Off-plan sales, last 6 months, 488 registered sales in the area · middle half AED 1,582 – AED 2,159
Our estimate from the listed prices and unit sizes
Off-plan sales pace
2 a month
12 off-plan sales, last 6 months
How this is measured
Buyers paid a median of AED 1,509/sqft in this project (off-plan sales, last 6 months, 12 registered sales, as of 10 Nov 2026) against the DLD median of AED 1,795/sqft for apartments in Dubai Science Park, as of 10 Nov 2026. DLD registers every sale in Dubai, and names the project on each. Both figures are sales of homes that were not built yet: this project's against its area's. Asking from AED 1,713/sqft (est.). Source: Dubai Land Department open data.
How the 73 was scored
8 of 8 factors · 100% of the weight · 10 Nov 2026- 01Price against what buyers actually paidAssessed · weight 25
- 02Developer track recordAssessed · weight 20
- 03Payment planAssessed · weight 10
- 04Location and infrastructureAssessed · weight 15
- 05How big the resale market isAssessed · weight 10
- 06Construction on scheduleAssessed · weight 15
- 07How much is still being built nearbyAssessed · weight 5
- 08The basics on fileAssessed · weight 0
How each factor was measured
Each factor with what it was measured on. Its score and the reasoning are in the full breakdown.
- Price against what buyers actually paid
- 12 registered off-plan sales here, against the median of 488 off-plan sales in Dubai Science Park · DLD
- Developer track record
- Our rating, 4 delivered projects and how its 2 finished buildings resell
- Payment plan
- 20% down · 20% during construction · 60% on handover
- Location and infrastructure
- Our rating of Dubai Science Park, and 5 kinds of places measured from the pin · OpenStreetMap
- How big the resale market is
- 133 resales of finished apartments in Dubai Science Park this year · DLD
- Construction on schedule
- 26% built on the DLD register, handover Q1 2027
- How much is still being built nearby
- 1,118 homes sold in Dubai Science Park this year, 88% off-plan · DLD
- The basics on file
- Registration or escrow number on file · DLD
Confidence medium: what buyers paid here is a median of 12 registered sales, against 488 in the area; 12 is a small sample for one project.
72 → 73 2 Nov 2026, price, developer record, resale, supply factorsScored since 24 Sep 2026 · 8 score changes
The formula is public: how the Rendr Score works. Our opinion, not investment advice. A figure you believe is wrong: alexk.dxb02@gmail.com.
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The full breakdown behind the 73
Free for 90 days. One sign-up opens everything on the site: the breakdown behind all 1,673 scored projects, the figures and reasons behind the developers' ranking, and rent, a mortgage and fees in every forecast. Nothing to pay.
- The 50 registered sales here: date, size and price paid
- All 8 factor scores, with the figure and source behind each
- Score history since 24 Sep 2026 and why each move happened
- Rent, a mortgage and fees in the forecast, year by year
See what buyers paid at 11 Hills Park, and everything behind the 73.
- Projects scored
- 1,673
- projects scored
- Factors
- 8
- factors, formula public
- Registers
- ADREC · DLD
- registered sales, not asking prices
Handover date
Q1 2027
Under construction · 26.31% built, the DLD's projects file (data.dubai, loaded 2026-06-15), 15 Jun 2026
What this means
Also due in 2027 in Dubai Science Park: 3 more projects we list
TownX: 4 projects delivered in the last ten years, typically on time, none cancelled.
11 Hills Park is due to hand over in Q1 2027. Construction is 26.31% complete according to the DLD's projects file (data.dubai, loaded 2026-06-15) (15 Jun 2026). Handover dates are the developer's own estimate and off-plan schedules move, so confirm the current date in writing before paying anything.
DLD registration status
Verified 1 Oct 2026- Project registration3324
- Escrow accountNot published yet
- Developer licenceNot published yet
Where the figures come from
Check it on dubailand.gov.ae. How to read the DLD register.
Figures from propertyfinder.ae, binayah.com, read 1 Oct 2026, last verified 1 Oct 2026. Construction figure from the DLD's projects file (data.dubai, loaded 2026-06-15), 15 Jun 2026. Launch date from Property Finder's sales start date.
Before you pay: four things to check
1The escrow account
We hold no escrow account number. Ask the developer for it, and check it on dubailand.gov.ae before paying.2The handover date
The listed date is Q1 2027. Ask for the date in the sales agreement.3Today's price list
AED 815,000 is a starting price from propertyfinder.ae, 1 Oct 2026. Ask for the unit's own price.4The instalment dates
20% at booking, 20% during construction, 60% at handover. Ask for each payment's date and amount.
About
11 Hills Park is TownX's apartment tower in Dubai Science Park, Dubai, with studios and one-bedroom apartments from about 474 to 1,193 sq ft.
- Developer
- TownX
- Status
- Under construction
- Sales launch
- 1 Nov 2024
- Total units
- 571
- Storeys
- 20
- Ownership
- Freehold
Amenities
- Landscaped Gardens
- Gymnasium
- Restaurants
- Indoor Swimming Pool
- CCTV Security
- Barbecue Area
- Children's Pool
What’s nearby
straight-line distance- Supermarket or mall170 m
- School450 m
- Hospital or clinic3.3 km
- Metro or tram stop6.7 km
- Beach8.9 km
The nearest of each on OpenStreetMap, Sep 2026.
Rental yield nearby
gross, apartments6.6% in Dubai Science Park. A median rent of AED 91 per sqft a year on 601 new tenancy contracts, last 6 months, against AED 1,375 per sqft paid across 75 finished sales, last 6 months.
Before service charges, fees and empty periods; our arithmetic on Dubai Land Department open data figures, Nov 2026. The working
11 Hills Park: questions buyers ask
How much does 11 Hills Park cost?
Registered sales at 11 Hills Park start from AED 685,000 (about $187K): the cheapest tenth of 7 off-plan sales (all studios), Aug–Oct 2026, per DLD. It is listed from AED 815,000, per propertyfinder.ae on 1 Oct 2026.
What is the price per sqft at 11 Hills Park?
Buyers paid a median of AED 1,509 per sqft at 11 Hills Park (off-plan sales, last 6 months, 12 registered sales).
When is the 11 Hills Park handover date?
11 Hills Park is expected to hand over in Q1 2027. The project is under construction, 26.31% built according to the DLD's projects file (data.dubai, loaded 2026-06-15).
What is the 11 Hills Park payment plan?
11 Hills Park is offered on a 20/20/60 plan: 20% on booking, 20% during construction and 60% at handover.
Is 11 Hills Park priced above or below what buyers paid nearby?
Buyers paid a median of AED 1,509 per sqft in 11 Hills Park (off-plan sales, last 6 months, 12 registered sales), which is 16% below the median of AED 1,795 per sqft that buyers actually paid for apartments in Dubai Science Park, across 488 sales registered with DLD.
What is the Rendr Score of 11 Hills Park?
11 Hills Park scores 73 of 100 on the Rendr Score, good, as of 10 Nov 2026; 8 of its 8 factors are assessed, 100% of the weight.
What rental yield do apartments in Dubai Science Park make?
About 6.6% gross for apartments in Dubai Science Park, worked out from DLD's own figures: new tenancy contracts, last 6 months, against finished sales, last 6 months, before service charges and fees.
Who is the developer of 11 Hills Park?
11 Hills Park is being developed by TownX. It sits in Dubai Science Park, Dubai.
Is 11 Hills Park registered with DLD?
11 Hills Park is registered with the Dubai Land Department (DLD) under number 3324. Check it at dubailand.gov.ae before you pay.
Changes
Listed 24 Sep 2026 · 4 changes since, last 4 Oct 2026
Construction 26.31% complete
Source: the DLD's projects file (data.dubai, loaded 2026-06-15), 15 Jun 2026
Payment plan changed to 20/20/60
Source: propertyfinder.ae, binayah.com, read 28 Sep 2026
Payment plan stated: 0/40/60
Source: propertyfinder.ae, read 24 Sep 2026
Sales launch date set to 1 Nov 2024
Source: Property Finder's sales start date
Listed on the site
Source: propertyfinder.ae, read 24 Sep 2026