11 Hills Park

11 Hills Park is a 38-unit residential building by TownX, located within Dubai Science Park in Al Barsha South, offering semi-furnished studios and one-bedroom apartments scheduled for handover in March 2027.

# A small building in a district built around purposeful density

Dubai Science Park sits in Al Barsha South, a corridor that has quietly absorbed a mix of research institutions, mid-rise housing, and schools over the past decade. TownX has positioned 11 Hills Park as a compact, single-building development within this fabric, a deliberate choice given the district's character. With 38 residences across one structure, the project sits closer to a boutique apartment building than a large-scale community, which shapes everything from service charge expectations to the quality of shared space per resident.

Construction is currently 60.52% complete, and the project carries a registered escrow number (10099725373), placing it within Dubai's standard off-plan regulatory framework.

# Residences, layouts and specification

The unit mix spans studios and one-bedroom apartments. Studios range from approximately 487 to 660 square feet, priced from around AED 860,000 to AED 1,069,000. One-bedroom apartments run from roughly 824 square feet up to 1,194 square feet, with prices reaching AED 1,799,000 at the top of the range. That largest one-bedroom, at nearly 1,194 square feet, sits at a notably generous footprint for the category.

Interiors carry high ceilings in principal rooms and floor-to-ceiling double-glazed windows. Flooring is porcelain tile in a matte timber effect. Kitchens are fitted with white cabinetry, quartz countertops, glass backsplashes and built-in appliances. Bedrooms include custom-designed wardrobes. Fire-resistant doors with smart locks, built-in heat and smoke detectors, in-suite sprinkler systems, and individual utility metering complete the specification.

All units are delivered semi-furnished. The service charge is set at AED 16 per square foot.

# Amenities across a small resident base

The amenity list is proportionate to the building's scale and, because there are only 38 homes, each facility serves a far smaller pool of residents than is typical in larger Dubai developments.

# Sport and recreation

Two swimming pools, two gyms with a dedicated yoga area, a jogging track, a basketball court, and a paddle tennis and multi-function sports area cover most active-use cases. A kids' playing area addresses family demand.

# Green space

An internal garden runs through the development. Given the surrounding Al Barsha South streetscape, which is functional rather than especially leafy, this internal provision matters more than it might in a waterfront district.

# Connections to the surrounding city

Repton School Al Barsha sits approximately 1 kilometre away, and My City Centre Al Barsha is within 1.8 kilometres, covering schooling and day-to-day retail within easy reach. Green Escape Park is 1.1 kilometres out.

Jumeirah Beach is 11.8 kilometres from the building, Downtown Dubai around 19.7 kilometres, and Dubai International Airport 31.4 kilometres. These are honest distances: Al Barsha South is a mid-city district, well connected by road but not adjacent to either of Dubai's headline coastal or downtown zones. The Al Khail Road corridor and Sheikh Mohammed Bin Zayed Road provide the principal routes outward.

# Who this project suits and where it sits in the market

At entry prices just below AED 950,000 for a studio and a service charge of AED 16 per square foot, 11 Hills Park addresses buyers who want a Dubai foothold at a measured price point, with specification that exceeds what the price alone might suggest.

The profile that fits most naturally: an investor targeting the science park's professional tenant base, a family purchasing ahead of a child entering Repton, or an owner-occupier who works within the Al Barsha South and Motor City corridor and has no need for a Marina or Downtown address. The building's size works in its favour here. A 38-unit block with two pools and two gyms delivers an amenity-to-resident ratio that larger projects rarely match at this price level.