Dubai Hills Estate area guide
Emaar's green master community around an 18-hole golf course, popular with families and long-term investors.
Dubai Hills Estate is a large master-planned community by Emaar and Meraas, built around an 18-hole championship golf course and a central park. It combines apartments, townhouses and luxury villas, and has become one of Dubai's most sought-after family communities.
| Dubai Hills Estate at a glance | |
|---|---|
| Emirate | Dubai |
| Average price | Apartments about AED 2,432 per sq ft; villas about AED 2,896 (Property Monitor data, January to June 2026) |
| Typical rental yield | About 5.8% gross (Property Monitor data, August 2026) |
| Property types | Apartments, townhouses and villas |
| Best for | Families and long-term capital growth |
| Ownership | Freehold for all nationalities |
Figures are market averages and change over time. Individual properties vary widely by building, view and size.
Living in Dubai Hills Estate
Residents have Dubai Hills Mall, parks, cycling and running tracks, and several international schools in and around the community. Downtown Dubai and Dubai Marina are both roughly 15 to 20 minutes' drive away, although there's no Metro station inside the community.
Pros
- Green, family-friendly master plan with the golf course and parks
- Strong capital growth in recent years, especially for villas
- Emaar's management and build quality
- A mix of property types for different budgets
Things to weigh
- Villa prices are among the highest in Dubai
- Car-dependent, with no Metro inside the community
- Ongoing construction in newer phases
- Yields are moderate rather than high
Is Dubai Hills Estate a good investment?
Dubai Hills is primarily a capital-growth market with steady family demand. Gross apartment yields of around 5.8% are solid, while villas typically yield less but have delivered some of the strongest price growth in Dubai in recent years. Past growth doesn't guarantee future returns.
Buying and renting out in Dubai Hills Estate
Buying costs. Budget around 4% of the price for the Dubai Land Department fee, plus smaller registration and trustee fees, and an agency fee of around 2% on resale purchases. Many off-plan launches are commission-free for buyers. See the full breakdown in how to buy property in Dubai as a foreigner.
Service charges. Owners pay an annual service charge per square foot, which varies widely between buildings. Always compare it before buying, because it has a big effect on your net rental yield.
Renting out. Long-term leases are registered through Ejari. Holiday homes need a permit from Dubai's Department of Economy and Tourism, and some buildings don't allow them. I can also arrange property management if you'd rather not manage tenants yourself.
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Dubai Hills Estate FAQs
What is the price per square foot in Dubai Hills Estate?
About AED 2,432 per sq ft for apartments and AED 2,896 for villas in the first half of 2026, according to Property Monitor data.
What rental yield does Dubai Hills Estate offer?
Around 5.8% gross as of August 2026, according to Property Monitor data. Villas generally yield less than apartments.
Is Dubai Hills Estate good for families?
Yes. Its parks, golf course, mall and nearby schools make it one of Dubai's most popular family communities.
Who developed Dubai Hills Estate?
Dubai Hills Estate is a joint development by Emaar and Meraas.