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Dubai Hills Estate sits between Al Khail Road and Umm Suqeim Road, roughly 15 minutes from Business Bay and about the same from Dubai Marina. It's a sprawling master-planned community that started delivering units around 2019, covering nearly 11 million square metres. The main draw is greenery—an 18-hole championship golf course anchors the development, and Emaar has kept a fairly low-density layout compared to older Dubai clusters. If you want villa-style living without driving an hour to Arabian Ranches or Damac Hills, this is the option.
The golf course and Dubai Hills Park dominate the landscape. The park alone covers 180,000 square metres with running tracks, sports courts, and dedicated play areas. You also get a proper town centre: Dubai Hills Mall opened in 2022 with around 750 shops, Reel Cinemas, and a central food hall. It's functional rather than flashy—somewhere to run errands without getting on Sheikh Zayed Road. The community feels distinctly residential, which means it's quiet after dark but also means fewer late-night entertainment options within walking distance.
A mix of young families and mid-career professionals, many of them expats working in Media City, DIFC, or the free zones along Sheikh Mohammed Bin Zayed Road. You see a lot of British, European, and South African families, drawn by the proximity to GEMS schools and the suburban feel. Emirati families have also bought here, particularly larger villas backing onto the golf course. It's not a first-time-buyer market—household budgets tend to sit comfortably above AED 150k annual income.
Emaar has built this out in phases: apartments in mid-rise blocks (mostly four to eight storeys), three- to six-bedroom townhouses, and standalone villas ranging from four to seven bedrooms. Apartment sizes typically run 700 to 2,000 sqft; townhouses from 1,800 to 3,000 sqft; villas from 3,000 sqft upward. Build quality is standard Emaar—solid but not bespoke. Kitchens come fitted, and most units have balconies or small gardens. Larger villas often include maid's rooms and private pools.
Parkway Vistas and Acacia offer mid-priced townhouses popular with families needing three bedrooms. Sidra Villas and Maple sit closer to the golf course and command a premium. Golf Place and Park Heights are apartment clusters—Golf Place has better retail and café access on the ground floors. Fairways and Mulberry are quieter villa precincts on the northern edge, backing onto green corridors but slightly further from the mall. If school drop-offs matter, favour the western parcels near GEMS Al Khail.
GEMS International School Al Khail is within a five-minute drive, and GEMS Wellington Academy and New Millennium are both around ten minutes. Kings College lies just beyond the 3km mark. For older children, some families bus to JESS Arabian Ranches or Repton. Kings Hospital sits right on the southern boundary—a private facility with A&E and outpatient services. Carrefour Market and Spinneys are under two kilometres, and the mall offers Waitrose, Carrefour Hypermarket, and most high-street brands.
Public transport is thin. No metro station yet, though the 2030 route extension may add a stop on Al Khail Road. You'll drive—parking is plentiful, and traffic within the estate stays manageable except during school runs.
Rental yields in Dubai Hills Estate have hovered around 5–6% for apartments and 4–5% for villas, reflecting steady tenant demand but also the volume of new supply. Prices have appreciated roughly 15–25% since handover for early buyers, though the market cooled briefly in 2023 as Emaar released further phases. Liquidity is good: properties move within 60–90 days if priced in line with comparables. Villas tend to hold value better than apartments because the plot counts as an asset; smaller apartments can feel generic when stacked against similar schemes in Town Square or Villanova.
Service charges run around AED 12–18 per sqft for apartments, slightly less for townhouses and villas. Community fees are separate and vary by sub-district, but budget AED 5,000–15,000 annually.
Prioritise view and orientation. Ground-floor apartments offer garden access but lose privacy; upper floors get better breeze and skyline views. For townhouses, corner plots give you extra side windows and outdoor space. In villas, check whether the golf-course views are genuine or partially obstructed by later phases—site visits matter. Parking allocation varies: some buildings offer one bay per apartment, while villas typically have covered carports for two or three vehicles.
If you're buying off-plan, pay attention to handover timelines and snagging reports from earlier phases. Emaar's finishing can be inconsistent, and post-handover fixes take time.
Browse apartments in Dubai Hills Estate or explore the off-plan inventory and ready units currently available.
Dubai Hills Estate is one of Dubai's most active apartment markets, with a mix of high-rise towers, mid-rise residences and serviced inventory. Buyers come here for proximity to business districts, leisure destinations and the metro network — and for the rental-yield profile that compact, well-located apartments offer.
Apartment living in Dubai Hills Estate typically includes shared pools, gyms, 24-hour security, covered parking and concierge services in the better-managed buildings. Floor-plan options range from studios suited to investors and single professionals, through 1–2 bed configurations that dominate the rental market, up to 3+ bed sky-homes and penthouses.
All listings in Dubai Hills Estate on Disruptive Real Estate are sourced directly from licensed brokerages and verified through the RERA permit system (ORN 1167819). Use the filters above to narrow down by bedrooms, price, completion status, amenities, or distance from a specific location — and view results on the map to compare locations side-by-side.
Apartments in Dubai Hills Estate are typically the easiest entry point into Dubai property — lower ticket size, more liquid resale market, and shorter rental void periods than larger formats. Service charges are higher per sqft than villas but absolute holding costs are lower, which keeps net yields attractive for buy-to-let.
