A golf-course estate with a city’s worth of apartments.
Dubai Hills Estate sits within Mohammed Bin Rashid City at the junction of Al Khail Road and Umm Suqeim Road. Emaar developed it as a joint venture with Meraas, to a masterplan by Callison RTKL; the first phase was announced as an Emaar–Dubai Holding project. Emaar gives the size as 2,700 acres, Propsearch as 11 million square metres — the same land in different units. Work started in January 2014 and the first villas were handed over in mid-2016. At completion Propsearch counts 22,000 apartments and 4,600 villas in 28 sub-communities; Emaar’s mall release says over 4,400 villas and townhouses and 22,000 apartments.
Green space is the point, though the measures differ: Emaar’s community page cites 1,450,000 sqm of parks and open space, its mall release more than 23 million sq ft of green including a central park of about 1.9 million sq ft. Dubai Hills Park itself is 180,000 sqm. The 18-hole, par-72 Dubai Hills Golf Club covers 1.2 million sqm and opened in November 2018, and cycling and jogging tracks run 54 km (Emaar) or 45 km (Propsearch). Dubai Hills Mall, with more than 2 million sq ft of leasable space, was open by February 2022, when Gulf News counted close to 6,900 homes built and more than 3,000 under construction.
Three kinds of buyer choose this area.
Bayut calls families “the community’s focus”. Three GEMS schools are inside, Dubai Hills Park is open round the clock, and King’s College Hospital is in the community. Bayut’s caveat: a “relatively high cost of living”.
dubizzle ranks Dubai Hills first for luxury villa sales in H1 2026, at AED 2,825 per sq ft; Bayut named it with DAMAC Hills and Arabian Ranches as the preferred luxury villa areas of 2025, and ValuStrat found ultra-prime sales concentrated here and on Palm Jumeirah in May 2026.
6.42% gross on luxury apartments in dubizzle’s H1 2026 report, 6.09% across all homes on Property Finder’s transaction page. Bayut puts Park Horizon at 6.16% and Golf Grand at 6.12%.
What it costs to buy here.
| TYPE | PRICE |
|---|---|
| 1-bedroom apartment | AED 1.76M |
| 2-bedroom apartment | AED 2.85M |
| 3-bedroom apartment | AED 4.50M |
| 4-bedroom villa | AED 10.75M |
| 5-bedroom villa | AED 22.63M |
| 6-bedroom villa | AED 49.02M |
Registered sales run below asking. Bayut’s DLD-based twelve-month averages: 1-bed AED 1,734,654, 2-bed AED 2,752,034, 3-bed apartment AED 4,480,360; villas 3-bed AED 6,737,538, 4-bed AED 8,579,216, 5-bed AED 17,399,169. Villa price per sq ft depends on the source: AED 2,953 on Bayut’s twelve-month table, 2,825 on dubizzle for H1 2026, 2,731 in Bayut’s 2025 report (+12.7% on 2024). Property Finder shows 1,846 sales at an average AED 4,622,079 (period not stated). Emaar’s current launches here start from AED 1,200,000.
What it rents for, and what it returns.
| TYPE | RENT / YEAR |
|---|---|
| 1-bedroom apartment | AED 107,000 |
| 2-bedroom apartment | AED 164,000 |
| 3-bedroom apartment | AED 260,000 |
| 4-bedroom villa | AED 355,000 |
| 5-bedroom villa | AED 1,018,000 |
| Average · apartments / villas | AED 147,000 / 634,000 |
Registered contracts are lower and falling. Bayut’s DLD averages: studio AED 73,358, 1-bed 97,814, 2-bed 151,482, apartment rents down 19% in twelve months; villas 3-bed AED 312,746, 4-bed 386,586, down 14% in six months. Property Finder’s reference rent across the community is AED 211,530. On villa demand the portals differ: Bayut’s H1 2026 data, as reported by Entrepreneur, keeps Dubai Hills the leading area for villa renters; dubizzle ranks it second for luxury villas.
Metro, roads and drive times.
No metro inside Dubai Hills Estate. The nearest Red Line stations are Mall of the Emirates and Equiti: about 20 minutes by car via Umm Suqeim Street on Bayut’s area guide, 12 minutes from Hills Park on its building page, and 15 to 20 minutes on Emaar’s. The closest buses stop in Al Barsha, 5–10 minutes away. The Metro Gold Line, approved in April 2026 to open on 9 September 2032, serves MBR City and Al Barsha South; Gulf News lists Dubai Hills among likely beneficiaries and AGBI expects a station nearby, but station locations are not confirmed.
Access from Al Khail Road (E44), Sheikh Mohammed bin Zayed Road (E311) and Umm Suqeim Street (D63). The Umm Suqeim tunnel, opened August 2025 with four lanes each way, cut the run between E311 and Al Khail Road from 9.7 minutes to 3.8. The next stage, from Jumeirah Street to Al Khail Road — four bridges and two tunnels, 4,100 m, cutting 20 minutes to six — was awarded in April 2026 with no completion date.
| TO | TIME |
|---|---|
| Sheikh Zayed Road | ~10 min |
| Mall of the Emirates | ~10 min |
| Downtown Dubai | 15 min (Emaar, Propsearch) · within 20 (Bayut) |
| Dubai Marina | 20 min |
| Palm Jumeirah | 15 min (Propsearch) · 25 min (Bayut) |
| Dubai International Airport | 18 min (Propsearch) · 20 (Bayut) · 25 (Emaar) |
| Al Maktoum Airport (DWC) | 30 min (Emaar) · 34 (Propsearch) |
Shops, schools, clinics and parks.
The communities and towers that come up in every conversation.
Emaar apartment cluster beside Dubai Hills Park. Bayut averages: 1-bed AED 1.70M, 2-bed AED 3.11M, 3-bed AED 4.68M; gross yield 5.95%.
Emaar off-plan overlooking the park, sold on a 10/70/20 plan with handover expected in Q2 2026 — check status. 1-beds 675–741 sq ft, 2-beds 994–1,074, 3-beds 1,683–1,777.
The entry-level apartments: Collective 1-beds rent for about AED 102,000 and 2-beds AED 148,000; Lime Gardens, a 25-storey Emaar building completed in 2025, about AED 107,000 for a 1-bed.
Emaar’s 3–5-bed townhouses, completed in phases between 2019 and 2021. Median price AED 5.57M (range 4.6M–9.2M); 96 sales in twelve months, 34.7% fewer than a year earlier.
Three phases of 3–5-bed villas. Sidra Villas I: 24 sales at an average AED 9,889,583 and a 4.77% return on Property Finder’s transaction page.
Golf-course villas at the top of the market: Golf Place 1 median AED 23.75M (range 17.95M–49M), with only 11 sales in twelve months, down 21.4%.
The ‘Street of Dreams’ of 26 mansions; a 7-bed villa of 34,113 sq ft built-up area sold here for Dh128M in 2022.
What we would check before signing.
ValuStrat’s villa values for Dubai Hills went from −2.8% year on year in June 2026 to −5.2% in July and −6.8% in August — tied with Victory Heights for the steepest fall it tracks. Dubai-wide capital values are down 10.2% since February.
On Bayut’s DLD data, apartment rents are down 19% in twelve months and asking rents 12% in six; registered apartment prices are down 7% in six months, villas 11%, while villa asking prices are up 1%. Negotiate from transactions, not listings.
Cavendish Maxwell lists Dubai Hills among five areas, with Business Bay, JVC and Dubai South, making up 35.7% of Dubai’s projected 2026 deliveries. Behind that, AGBI reports Emaar’s planned Dubai Estate plus Dubai Hills’ undeveloped floor area at 4.5 million square metres.
The Gold Line is due on 9 September 2032 with no confirmed Dubai Hills station. The Umm Suqeim Street and Al Khail Road links upgrade has no completion date, and King’s College Hospital’s expansion is a building site until 2028.
Sources disagree: AED 8–15 per sq ft a year (PropertyWiki — apartments 12–15, villas 8–10) against an AED 16 average and AED 13–22 range (Real Estate Club Dubai). Ask for the RERA-approved budget of the specific building or cluster.
What we hold here today.
Questions we get asked.
Yes — Bayut lists it as a freehold community. It was developed by Emaar as a joint venture with Meraas.
dubizzle’s H1 2026 report gives 6.42% on luxury apartments and 4.33% on luxury villas; Property Finder shows 6.09% across all homes. By building, Bayut puts Park Horizon at 6.16% and Sidra villas at 4.18%.
No. Mall of the Emirates and Equiti on the Red Line are 12–20 minutes by car depending on the source. The Gold Line is due in 2032; AGBI expects a station near Dubai Hills, but none has been confirmed.
Bayut calls families the community’s focus. Three GEMS schools are inside — Wellington Academy (KHDA Very Good), International School (Good) and New Millennium (Very Good) — alongside Dubai Hills Park and King’s College Hospital.
Dubai International is 18 minutes (Propsearch), 20 (Bayut) or 25 (Emaar) by car; Al Maktoum is 30 (Emaar) to 34 minutes (Propsearch). Allow for traffic.
