Areas
Emirates Hills: Buying Guide, Prices & Listings
Dubai's most exclusive gated mansion community — Emaar's Beverly-Hills-inspired estate built around the Montgomerie Golf Club.
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Master developerEmaar Properties, as part of the Emirates Living masterplan
Property typesVillas only
TenureFreehold, one of Dubai’s earliest designated freehold areas
Best forUltra-high-net-worth buyers prioritising privacy, golf-course living and long-term capital preservation
Nearest transportDubai Marina Metro Station, roughly a 10-minute drive from the gates
Highlights
About Emirates Hills
Emirates Hills is an upscale, gated villa community developed by Emaar Properties as part of the wider Emirates Living masterplan, sharing borders with The Meadows, The Springs, The Lakes and Jumeirah Islands. Established in 2003, it was one of the first freehold areas opened to expatriate buyers in Dubai, consciously modelled on Beverly Hills — a comparison that has stuck ever since. Emirates Hills is exclusively a villa address, with plot sizes running from roughly 12,000 to 45,000 sq ft, and prices that Bayut’s own area guide puts at a starting point of AED 6 million, running up to AED 190 million for the largest bespoke mansions.
Most villas sit around the Montgomerie Golf Club, an 18-hole, par-72 championship course designed by Colin Montgomerie and Desmond Muirhead, threaded through 14 lakes and 81 bunkers, with championship tees running to roughly 7,460 yards. That golf-and-lake setting, a single gated perimeter and total privacy is the whole point of buying here — it is Dubai’s original ultra-prime mansion address, and it has held that position for two decades.
Emirates Hills in a nutshell
- Master developer: Emaar Properties, as part of the Emirates Living masterplan
- Property types: Villas only — no apartment stock — on plots of roughly 12,000 to 45,000 sq ft
- Tenure: Freehold, one of Dubai’s earliest designated freehold areas
- Best for: Ultra-high-net-worth buyers prioritising privacy, golf-course living and long-term capital preservation
- Nearest transport: Dubai Marina Metro Station, roughly a 10-minute drive from the gates
Neighbourhood
Property types and sub-communities
Emirates Hills is organised into named sub-communities and sectors rather than towers or blocks: Montgomerie Hills, Dyaar Al Hambra, Montgomerie Maisonettes and Signature Villas sit alongside a series of individually lettered sectors — Sector A, B, C, E, H, L, P, R and W among them. Per Bayut’s own search-interest data, Sector W, Sector E, Montgomerie Maisonettes, Sector R and Sector H are currently the most searched-for clusters. Villas here typically run from five to eleven-plus bedrooms, many custom-built or heavily renovated, and a large share sit directly on a golf fairway or one of the community’s internal lakes rather than a standard street frontage.
Freehold status — who can buy
Emirates Hills sits within Dubai’s designated freehold areas under Regulation No. 3 of 2006, Dubai Land & Property Department, and was in fact one of the first communities to carry that status — foreign nationals of any nationality can hold full title to a villa here with no local-partner or leasehold structure required. As with any Dubai freehold purchase, confirm a specific plot’s registration status via DLD or the Dubai REST app before signing.
Golden Visa eligibility
The UAE’s property-investor Golden Visa requires a Dubai Land Department valuation of at least AED 2,000,000. Emirates Hills clears this threshold by a wide margin at every price point — even Bayut’s own quoted entry price of AED 6 million is three times the requirement, and the individual sale transactions Bayut has recorded through mid-2026 run from roughly AED 51 million to AED 98 million. Practically every property in the community qualifies on its own.
Handover and completion status
Emirates Hills is a mature, fully built-out community — its founding villas date to the mid-to-late 2000s, and with the masterplan complete there is no construction activity to live alongside. Buying into Emirates Hills today means acquiring an established villa on the resale market — ready to occupy, or to renovate to your own specification.
Sales trends and price per square foot
Emirates Hills is a tightly held ultra-prime address, and villas here change hands infrequently and at very high values rather than in the volumes a citywide index is built from. What does exist is Bayut’s own Emirates Hills area guide, built from live asking-price listings over the trailing 12 months: average sale prices of AED 58,000,000 for a 5-bed villa, AED 79,429,000 for 6-bed and AED 103,063,000 for 7-bed-plus. Separately, Bayut’s TruView transaction feed — sourced from DLD and cleaned of outliers — surfaced three recent sales: AED 97,750,000 for an 11-bed, 38,175 sq ft villa in Sector L (6 Aug 2026); AED 51,250,000 for a 6-bed, 8,908 sq ft villa in Sector E (28 Jul 2026); and AED 56,000,000 for a 5-bed, 14,066 sq ft villa in Sector E (17 Jul 2026) — implying per-square-foot prices from roughly AED 2,560 to AED 5,750, a range that reflects how individual each bespoke mansion here is. One current asking listing, a bespoke 9-bed, 37,600 sq ft mansion, is priced at AED 260,000,000, above Bayut’s own AED 190 million ceiling for the community — evidence of how far the top of this market reaches. Your Fidu agent will pull sector-specific comparables for any villa you are considering.
Rental trends and demand drivers
Bayut’s Emirates Hills area guide puts average asking rents, from listings over the trailing 12 months, at AED 1,727,000 a year for a 5-bed villa, AED 2,597,000 for 6-bed and AED 2,085,000 for 7-bed-plus. Individual recent lettings from Bayut’s DLD-sourced transaction feed show the same wide spread as sales: a 5-bed, 22,000 sq ft villa in Sector L renewed at AED 900,000 a year (1 Sept 2026, 12-month term); a 5-bed, 17,856 sq ft villa in Sector E renewed at AED 2,000,000 a year (10 Aug 2026, 12-month term); and a 5-bed, 14,455 sq ft villa in Sector E let at AED 700,000 for a 5-month term (1 Aug 2026). Demand here is long-hold rather than turnover-driven — a pool of ultra-high-net-worth tenants seeking total privacy, golf or lake frontage, and long, uninterrupted leases.
Gross rental yield
Bayut’s own search-based ROI figures for Emirates Hills run 2.48% for 5-bed villas, 3.34% for 6-bed and 2.16% for 7-bed-plus. Those figures reflect what Emirates Hills is: an address priced for capital preservation, privacy and prestige. Buyers weighting rental income more heavily can ask a Fidu agent to show Dubai’s higher-yielding villa addresses alongside it.
Service charges — what you’ll actually pay
LuxuryProperty.com’s Dubai Service Charge Index, published 20 Jul 2026 and stated to draw on Dubai Land Department data, puts Emirates Hills at roughly AED 1.6 per sq ft per year for most villa streets, plus a small reserve-fund contribution — genuinely low for an ultra-prime address, because villa owners maintain their own units privately and shared costs are largely limited to gated-community roads, security and common landscaping rather than lifts, pools or shared building services. Exact, current rates per sector are published on Mollak, the official DLD service-charge disclosure platform, and your Fidu agent will confirm the figure for any specific villa.
Transport and parking
Emirates Hills is a private, gated estate served entirely from its own perimeter. Dubai Marina Metro Station is roughly a 10-minute drive away, per Bayut’s own area guide, with bus stops in Jumeirah Lakes Towers and at the entrance to The Lakes; residents drive or use taxi-hailing apps such as Careem and Uber, and keeping public routes off the estate is part of what keeps it quiet and private. Parking is a non-issue for owners: villas come with a minimum of two dedicated parking spaces, and some carry underground parking depending on plot size.
Schools and nurseries near Emirates Hills
Unusually for an ultra-prime villa community, two K-12 schools sit physically inside Emirates Hills rather than in a neighbouring area. Dubai International Academy, on First Al Khail Street, opened in 2005 as the first school in the community, teaches the full IB continuum (PYP, MYP, DP and CP) to roughly 2,757 students aged 3 to 18. KHDA’s own inspection report for 2023–2024 (inspected 6–10 November 2023) rates the school Outstanding overall, with Outstanding judgements across virtually every category and an Outstanding National Agenda Parameter result — the school’s own published KHDA inspection history shows Outstanding or higher every year since 2015–2016. Dubai British School, also inside Emirates Hills, follows the UK National Curriculum from FS1 to Year 13 and was founded the same year, 2005. KHDA’s official School Details page lists an Outstanding overall rating for 2023–2024, Very Good for Wellbeing and Outstanding for Inclusion, with Outstanding ratings continuously since 2017–2018; KHDA’s published fee data puts annual fees at AED 51,809 to AED 79,541, averaging AED 64,155. For nursery-age children, Raffles Nursery operates in neighbouring The Lakes, and Emirates International School in The Meadows is a nearby IB option for families who prefer it to DIA.
Amenities, healthcare and everyday services
Healthcare sits a short drive beyond the gates: Mediclinic Meadows, roughly a 10-minute drive; Noor Al Shefa Clinic in The Springs, about 12 minutes; and Saudi German Hospital Dubai in Al Barsha, around 11 minutes. Everyday grocery shopping runs through Spinneys and Milk & Honey Gourmet Grocer in The Meadows Souk, and Carrefour Market in The Springs Souk, with further options in neighbouring Jumeirah Lakes Towers. Masood Naqvi Mosque serves the community inside the gates, with churches and a gurudwara in Jebel Ali and Hindu temples in Bur Dubai, roughly 30 minutes away.
Lifestyle
Dining and retail
Dining centres on the Montgomerie Golf Club’s clubhouse — Nineteen (Mediterranean), Links (international) and Monty’s (American) — supplemented by Address Montgomerie, the five-star golf resort hotel attached to the club. For everyday retail and casual dining, residents drive a short distance to The Springs Souk (over 100 retail outlets and a Reel Cinemas) or The Meadows Souk, with Dubai Marina Mall roughly nine minutes away for larger shopping trips.
Landmarks and things to do
The Montgomerie Golf Club Dubai is the community’s defining landmark: an 18-hole, par-72 championship course designed by Ryder Cup veteran Colin Montgomerie together with golf architect Desmond Muirhead, set across 14 lakes and 81 bunkers, with the championship tees running to roughly 7,460 yards. Club membership and golf-course frontage are central to why buyers choose Emirates Hills over almost any other Dubai villa address. Address Montgomerie, the five-star hotel built into the golf resort, adds a further layer of on-site hospitality for residents and their guests.
Outdoor space
Outdoor life here means the golf course itself, private villa gardens and pools, and the community’s internal lakes, several of which front directly onto individual plots. JLT Park, a short drive away, is the nearest option for public green space beyond the community’s own grounds.
What to know before you commit
Emirates Hills trades in low volume and very high values, so pricing is best set from sector-specific comparables rather than a portal average — your Fidu agent will pull them for any villa you are considering. The estate is deliberately private: cars and taxi-hailing apps serve it rather than public routes through the gates, healthcare sits a short drive beyond them, and Masood Naqvi Mosque serves residents inside. Yields here reflect an address bought for privacy, prestige and long-term capital preservation.
Location
How Emirates Hills compares to Palm Jumeirah and Jumeirah Golf Estates
Palm Jumeirah is Dubai’s other classic trophy-asset address, and the two share a buyer profile built on capital preservation rather than yield. Palm Jumeirah’s villa yield ran 3.95% in Bayut’s DLD-sourced Dubai Sales Market Report H1 2026, and it trades in higher volume across a broader base of comparable homes. Choose Palm Jumeirah for beachfront and a relatively more liquid resale market; choose Emirates Hills for total privacy behind a single gated perimeter and golf-course frontage. Jumeirah Golf Estates sits at the opposite end of the yield spectrum among Dubai’s golf-anchored villa communities: Bayut’s listings-based search estimate puts its villa yields at 6.97%–8.46%, and it separately posted the strongest luxury-villa ROI, 6.04%, named anywhere in the citywide Sales Market Report H1 2026. It also has its own Dubai Metro station. Choose Jumeirah Golf Estates for rental income and Metro access; choose Emirates Hills for privacy, pedigree and long-term capital preservation.
Getting to and from Emirates Hills
Emirates Hills sits just off Sheikh Zayed Road, reached via the Al Sufouh Road/Hessa Street corridor it shares with neighbouring The Springs, The Meadows and The Lakes. The nearest Metro connection, Dubai Marina Metro Station, is roughly a 10-minute drive, and Dubai Marina and JBR beach are similarly close. Mall of the Emirates and Dubai Marina Mall are both under 15 minutes away. As typical-traffic estimates rather than a single sourced dataset: Downtown Dubai runs roughly 25–30 minutes, and Dubai International Airport (DXB) around 30–35 minutes; Al Maktoum International (DWC) is broadly comparable depending on route and time of day.
Is Emirates Hills a good investment?
Emirates Hills is a capital-preservation and lifestyle purchase first and foremost. What it offers is total privacy behind a single gate, one of the only genuinely villa-only addresses left in Dubai, immediate and comfortable Golden Visa eligibility at every price point, and more than two decades of standing as the city’s original freehold mansion belt. It is best suited to ultra-high-net-worth buyers and Golden Visa applicants, and because every villa here is individual, your Fidu agent will pull current, sector-specific comparables before pricing any specific property.
FAQs about Emirates Hills
Is Emirates Hills freehold?
Yes — one of Dubai’s earliest designated freehold areas under Regulation No. 3 of 2006, open to buyers of any nationality.
Does Emirates Hills have a Metro station?
Dubai Marina Metro Station is the nearest, roughly a 10-minute drive from the gates.
What does a villa in Emirates Hills cost?
Bayut’s own quoted range runs from AED 6 million to AED 190 million; individual DLD-sourced sales recorded through mid-2026 ran from roughly AED 51 million to AED 98 million.
Are there schools inside Emirates Hills?
Yes — Dubai International Academy (IB) and Dubai British School (UK curriculum) both sit inside the community and both hold Outstanding ratings from KHDA’s 2023–2024 inspections.
Does Emirates Hills qualify for the Golden Visa?
Yes, comfortably, at every price point — entry prices sit well above the AED 2,000,000 DLD valuation threshold across the board.
What kind of rental yield does Emirates Hills offer?
Between 2.16% and 3.34% per Bayut’s own search-based ROI figures — an address bought principally for privacy, prestige and long-term capital preservation.
Emirates Hills or Palm Jumeirah?
Emirates Hills for total gated privacy, golf frontage and Dubai’s original mansion-belt pedigree; Palm Jumeirah for beachfront and a higher-volume resale market.
Sources and methodology
Community description, sub-communities, listings-based sale and rent tables, search-based ROI, and individual recent transaction examples (sourced from DLD via Bayut’s TruView data, then cleaned of outliers) are drawn from Bayut’s Emirates Hills area guide, accessed 13 Aug 2026. Fidu also checked Bayut’s citywide Dubai Sales Market Report H1 2026 (published 29 Jul 2026) and Dubai Rental Market Report H1 2026 (published 28 Jul 2026), both DLD-transaction-based, for the comparison figures used here. Where Palm Jumeirah and Jumeirah Golf Estates figures are cited for comparison, they come from those same citywide reports and from Bayut’s own area guides for those communities. Service charges are a broker-published estimate; Mollak carries the exact current rate for any specific sector.
- Bayut’s Emirates Hills area guide, including listings-based sale/rent tables, search-based ROI and DLD-sourced TruView transaction examples, accessed 13 Aug 2026 — bayut.com/area-guides/emirates-hills.
- Bayut Dubai Sales Market Report, H1 2026 (published 29 Jul 2026) and Dubai Rental Market Report, H1 2026 (published 28 Jul 2026), both DLD-sourced — checked directly for Emirates Hills coverage, accessed 13 Aug 2026 — bayut.com/mybayut.
- Freehold status: Regulation No. 3 of 2006, Dubai Land & Property Department — dlp.dubai.gov.ae.
- Golden Visa threshold: AED 2,000,000 DLD property valuation threshold.
- Schools: KHDA / Dubai Schools Inspection Bureau, Dubai International Academy L.L.C, Inspection Report 2023-2024 (inspected 6-10 Nov 2023), and KHDA’s official School Details page for Dubai British School (Emirates Hills), accessed 13 Aug 2026 — khda.gov.ae and web.khda.gov.ae.
- Service charges: LuxuryProperty.com’s Dubai Service Charge Index, published 20 Jul 2026, stated to draw on Dubai Land Department data; cross-check against Mollak, mollak.dubailand.gov.ae, for exact current figures.
- Montgomerie Golf Club Dubai: course specification (18 holes, par 72, roughly 7,460 championship yards, 14 lakes, 81 bunkers) and designer credit, from the course operator’s own materials, corroborated against independent golf-course databases.
Properties in Emirates Hills
No properties found in Emirates Hills at the moment.
Areas nearby
Sources and method. Figures are indicative and dated at publication. Property types: no apartment stock — on plots of roughly 12,000 to 45,000 sq ft
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