Rich Property · Property & Area Guides
Dubai Hills Estate 2026: Prices, Villas, Apartments and Buyer Guide
Dubai Hills Estate is Emaar’s golf-course district inside Mohammed Bin Rashid City, between Downtown Dubai and Al Barsha. Villas, townhouses and apartments are grouped around an 18-hole course, a large park and a regional mall, and the whole estate is freehold. This guide draws on Emaar’s own information, the mall’s opening coverage and our Dubai Land Department (DLD) sold-price pages, updated 4 November 2026.
Dubai Hills Estate at a glance (5 November 2026)
- Emaar describes a 2,700-acre mixed-use community inside Mohammed Bin Rashid City, built around the 18-hole Dubai Hills Golf Club, with Dubai Hills Park and Dubai Hills Mall at its centre.
- DLD registered 489 sales in the latest 90 days, and 32% of them were off-plan. Since June 2026 the estate has recorded 809 sales worth AED 4,445 million.
- Median registered price per sq ft: AED 2,274 for one-bedroom, AED 2,250 for two-bedroom and AED 2,510 for three-bedroom apartments.
- Emaar’s guide names Equiti and Mall of the Emirates as the closest metro stations, 15 to 20 minutes away, plus an RTA bus route (DH1) from Equiti.
Where is Dubai Hills Estate and how big is it?
Emaar’s community guide describes the estate as 2,700 acres inside Mohammed Bin Rashid City, at the intersection of Al Khail Road and Umm Suqeim Road. The National gives the same area as 1,093 hectares. Emaar’s own drive-time estimates are about 15 minutes to Downtown Dubai, 20 minutes to Dubai Marina and 25 minutes to Dubai International Airport. Real journeys depend on the hour, so test your own commute before you decide.
Emaar’s launch announcement for the mall put over 4,400 villas and townhouses and 22,000 apartments around the golf course. Those were launch figures, not a count of homes handed over today. Emaar also states that Dubai Hills Estate is a freehold community, so buyers of any nationality can own property outright. Our guide to Dubai freehold areas lists the others.
What homes are there in Dubai Hills Estate? Villas, townhouses and apartments
The estate sells both ends of the market, which is unusual in Dubai. The communities below are named in Emaar’s guide, with the bedroom ranges it gives:
- Sidra. Contemporary villas with 3 to 5 bedrooms.
- Maple. Family townhouses with 3 to 4 bedrooms, close to Dubai Hills Park.
- Golf Place and Golf Grove. Larger villas of 5 to 7 bedrooms on bigger plots, near the golf club.
- Park Heights. Apartments with 1 to 3 bedrooms and direct access to the mall and the park.
- Golfville and Collective 2.0. Smaller apartments, from studios and one-bedrooms to two-bedrooms.
On the apartment side, recent launches such as Golf Grand, Golf Residences, Vida Residences Hillside and Hills Park now set the sales volume. Registered deals show both markets trading. In the latest sales list, a five-bedroom Maple 2 townhouse sold on 2 November for AED 6,600,000 (AED 1,881 per sq ft), a Sidra 3 home sold on 30 October for AED 8,900,000 and an Eden Hills home of 8,984 sq ft sold on 29 October for AED 24,400,000. These are single deals, not medians.
How do you get to Dubai Hills Estate? Roads, bus and metro
By road. Emaar lists Al Khail Road (E44) toward Downtown Dubai and Business Bay, Sheikh Zayed Road (E11) about 10 minutes away for Dubai Marina and the coast, and Umm Suqeim Road (D63) for commutes to Downtown Dubai, Dubai Marina and the nearby airports.
By bus and metro. Emaar’s guide, published on 30 October 2024, does not list a metro station inside the estate. It names the Equiti and Mall of the Emirates stations as the closest, about 15 to 20 minutes away, and describes the RTA’s DH1 bus from Equiti Metro Station to Dubai Hills Mall, the Business Park, Park Heights and King’s College Hospital. Emaar’s 2017 mall announcement also mentioned a planned Dubai Metro link, and we found no confirmed opening date for one in the sources we read. Check the RTA metro map and the current bus routes for your own daily journey before you buy.
What is there to do in Dubai Hills Estate?
- Dubai Hills Golf Club. Emaar describes an 18-hole championship course on 1.2 million sq m with a floodlit practice facility, a driving range and a golf academy. Wikipedia reports that the course was named World’s Best New Golf Course 2019 at the World Golf Awards. Membership terms are not published in these sources, so ask the club.
- Dubai Hills Park. Emaar says the public park covers 180,000 sq m with jogging and cycling tracks (54 km, per Emaar), a skate park and an outdoor gym.
- Dubai Hills Mall. The National reported the opening for 17 February 2022. Emaar’s launch announcement planned more than 2 million sq ft of leasable area, a 65,000 sq ft hypermarket, a cinema and parking for over 7,000 cars. Outlet counts differ between sources, from 650 (Emaar’s guide) to over 750 (the launch plan). The National also names an indoor roller coaster, The Storm, and an Adventure Park play area.
- Schools and nurseries. Emaar’s guide lists GEMS Wellington Academy and GEMS New Millennium School (British and CBSE curricula), plus Blossom Dubai Hills Nursery and Raffles Early Childhood Centre. Check each school’s KHDA inspection rating, fees and places yourself.
- Healthcare. Emaar names King’s College Hospital and Mediclinic Park View as the key providers in the estate.
Opening hours, club rules and school places change, so confirm them with the operators before you plan around them.
What do homes cost in Dubai Hills Estate in 2026?
These are registered contract prices from DLD open data, not asking prices, for the latest 90 days (data updated 4 November 2026). We import the records nightly and compute the medians ourselves. Highest and lowest prices in the raw data include data-entry outliers (the lowest one-bedroom record is AED 50,767), so we quote medians only.
| Home type | Registered sales | Median price | Median AED per sq ft |
|---|---|---|---|
| Studio apartment | 5 | AED 940,000 | 1,917 |
| 1 bedroom apartment | 171 | AED 1,750,000 | 2,274 |
| 2 bedroom apartment | 160 | AED 2,577,500 | 2,250 |
| 3 bedroom apartment | 77 | AED 4,423,168 | 2,510 |
| 3 bedroom villa | 7 | AED 4,800,000 | 2,293 |
| 4 bedroom villa | 11 | AED 5,500,000 | 1,889 |
The studio and villa rows rest on 5, 7 and 11 sales, so one deal can move them. Use them as a guide only, and compare villas with deals in the same community, such as Sidra, Maple or Golf Grove, rather than with the estate-wide median.
Since June the monthly median has stayed in a narrow band: AED 2,208 per sq ft in June (94 sales), 2,261 in July (146), 2,229 in August (141), 2,372 in September (152) and 2,302 in October across 154 sales, which is 2.9% below September. A monthly median also shifts with the mix of buildings and the share of off-plan sales, so one month is not a trend.
The most-traded projects in the 90 days were Golf Residences by Fortimo (28 sales, ready, median AED 2,085 per sq ft), Vida Residences Hillside (26, all off-plan, AED 2,434), Parkside Views (25, ready, AED 2,304), 399 Hills Park B (21, ready, AED 2,122), Golf Grand (20, ready, AED 2,245), Hillsedge (18, all off-plan, AED 2,495) and Elvira (17, ready, AED 2,209). Off-plan projects trade above the ready buildings: Palace Residences Hillside A reached AED 2,591 and Club Place AED 2,895 per sq ft, against AED 2,085 to 2,304 for the most-traded ready buildings. For the full table and the latest 50 deals, see our Dubai Hills Estate sold prices page.
Is Dubai Hills more expensive than Dubai Marina, Business Bay and Downtown Dubai?
On the latest DLD medians, Dubai Hills sits above Dubai Marina and Business Bay for apartments and below Downtown Dubai. A Hills one-bedroom costs about 9% more per sq ft than one in the Marina and about 9% more than one in Business Bay, while Downtown is about 9% above the Hills. For two-bedroom apartments the Hills are about 9% above the Marina and 18% above Business Bay, and Downtown is about 21% above the Hills. For three-bedroom apartments the gaps widen: about 34% over the Marina, 37% over Business Bay and 28% under Downtown.
| Median price | Dubai Hills | Dubai Marina | Business Bay | Downtown Dubai |
|---|---|---|---|---|
| 1 bedroom | AED 1,750,000 | AED 1,600,000 | AED 1,750,000 | AED 2,185,000 |
| 2 bedrooms | AED 2,577,500 | AED 2,900,000 | AED 2,500,000 | AED 3,500,000 |
| 3 bedrooms | AED 4,423,168 | AED 4,500,000 | AED 4,654,000 | AED 6,250,000 |
| All sales, 90 days | 489 | 509 | 1,294 | 561 |
| Off-plan share of sales | 32% | 12% | 32% | 24% |
Read the comparison with care. In the Marina the median two-bedroom price (AED 2,900,000) is higher than in the Hills (AED 2,577,500) even though its price per sq ft is lower, which suggests larger average two-bedroom homes there, so compare homes of the same size, not only prices. The districts also differ in building age, views and off-plan share. Our Downtown Dubai guide, Dubai Marina guide and Business Bay guide set out the other three sides, our Dubai Creek Harbour guide covers Emaar’s waterfront district, and the September 2026 market report compares 22 communities. Sold-price tables for each area are on our Dubai Marina, Downtown Dubai and Business Bay pages.
Is Dubai Hills Estate a good place to live? What works and what to check
What works
- It is planned around green space. The golf course, a 180,000 sq m park, schools, a hospital and a mall are all inside or beside the estate, per Emaar.
- Villas and apartments in one freehold community. A family can buy a townhouse while a first-time buyer buys a one-bedroom, and both markets trade.
- A deep market. 489 registered sales in 90 days gives a good set of recent comparables for most apartment buildings.
- A central road position. Emaar puts Downtown Dubai about 15 minutes away and Dubai Marina about 20 (Emaar’s estimates, which we have not tested).
What to check
- Public transport. Emaar does not list a metro station inside the estate, so test the DH1 bus and the drive to Equiti or Mall of the Emirates station at your own hours.
- Off-plan supply. 32% of recent sales were off-plan, and Vida Residences Hillside, Hillsedge, Palace Residences Hillside A and Club Place sold only off-plan in the period. Confirm completion dates and the payment plan, and read our guide to off-plan versus ready property.
- The building, not the district. Golf Residences by Fortimo traded at a median of AED 2,085 per sq ft and Parkside Views at AED 2,304, with the off-plan Club Place at AED 2,895, so the project matters more than the estate average.
- Thin villa evidence. Only 7 three-bedroom and 11 four-bedroom villa sales are in the 90-day bedroom table, so use deals from the same community and plot type.
- Service charges and views. Golf-course and park frontage drive the premium within each type. Ask for the latest service-charge statement and visit at different times of day.
- Rent and yield. Emaar’s guide calls rental yields high for Sidra and Golf Place but gives no figures, and we found no reliable public yield by building. Ask for the tenancy contract and its Ejari registration, and read how the Smart Rental Index limits increases.
Buyer checklist for Dubai Hills Estate
- Choose villa or apartment first. The two markets price differently and have different running costs.
- Name the exact community or building. Sidra, Maple and Golf Grove villas and the apartment projects trade at very different prices per sq ft.
- Compare with registered sales in the same building or community, not with the estate median or with asking prices.
- Choose ready or off-plan, and for off-plan check the handover date, the payment plan and the developer’s track record.
- Check whether the home is vacant or tenanted. Our vacant versus tenanted checklist covers the questions to ask.
- Test the commute and the school run at the hours you will use them.
- Confirm total costs in writing, including registration, service charges and any broker fees.
At the time of writing, Rich Property lists villas in Dubai Hills Estate: a five-bedroom villa in Sidra 1 (AED 11,400,000), a four-bedroom villa in Sidra 3 (AED 14,500,000), a five-bedroom Elie Saab villa in Palm Hills (AED 19,500,000), a five-bedroom villa in The Fairway (AED 29,900,000), a furnished five-bedroom villa in The Fairway (AED 32,000,000) and a custom-built five-bedroom villa in Fairway Vistas (AED 34,000,000). Browse the Dubai Hills Estate area page, the villas for sale in Dubai Hills Estate or the full property listings. This guide is general information and is not investment advice.
Looking at Dubai Hills Estate?
Tell Rich Property your budget, whether you want a villa or an apartment, and whether you prefer ready or off-plan. We will check recent registered sales in the community you are considering and arrange viewings.
Ask about Dubai Hills EstateFrequently asked questions
Where is Dubai Hills Estate?
Dubai Hills Estate is Emaar’s 2,700-acre golf-course community inside Mohammed Bin Rashid City, where Al Khail Road meets Umm Suqeim Road, between Downtown Dubai and Al Barsha. Emaar estimates about 15 minutes by road to Downtown Dubai and 20 to Dubai Marina.
How much do homes cost in Dubai Hills Estate in 2026?
In the latest 90 days (data updated 4 November 2026), the median registered price was AED 1,750,000 for a one-bedroom, AED 2,577,500 for a two-bedroom and AED 4,423,168 for a three-bedroom apartment, or about AED 2,250 to 2,510 per sq ft, according to Dubai Land Department data analysed by Rich Property. Villa medians rest on very few sales, so compare villas within the same community.
Is there a metro station in Dubai Hills Estate?
Emaar’s guide, published on 30 October 2024, does not list one inside the estate. It names the Equiti and Mall of the Emirates stations as the closest, about 15 to 20 minutes away, and the RTA’s DH1 bus from Equiti Metro Station. Check the RTA for current routes before you buy.
Is Dubai Hills more expensive than Dubai Marina and Business Bay?
For apartments, yes, on the latest DLD medians. The Hills are about 9% above the Marina and 9% above Business Bay per sq ft for one-bedrooms, and about 9% and 18% above for two-bedrooms. Downtown Dubai is higher still, by about 9% to 28% depending on bedrooms. Compare any home with sales in the same building.
Can foreigners buy property in Dubai Hills Estate?
Yes. Emaar states that Dubai Hills Estate is a freehold community, so buyers of any nationality can own homes outright. Confirm the title type, the service-charge statement and the registration costs for the specific home before you commit.
What schools and hospitals are in Dubai Hills Estate?
Emaar’s guide lists GEMS Wellington Academy and GEMS New Millennium School, Blossom Dubai Hills Nursery and Raffles Early Childhood Centre, and names King’s College Hospital and Mediclinic Park View as the key healthcare providers. Check each school’s KHDA rating, fees and places directly.
Sources
Official and primary sources checked on 5 November 2026. Prices come from DLD open data analysed by Rich Property. Wikipedia is cited where it is the only source we could read for a detail. Emaar’s guide is dated 30 October 2024, so transport and school details can have changed. Reconfirm them before you act.
