Dubai Hills Estate Area Guide 2026
Dubai Hills Estate is Emaar’s flagship master-community, a green, master-planned district built around an 18-hole championship golf course, a major mall and parks, blending villas, townhouses and apartments. It is one of Dubai’s most sought-after family and end-user communities, with steady appreciation and deep demand.
Registered sale prices
Dubai Land Department registered transactions, not advertised asking prices.
| Registered residential sales in the period | 206 |
| Median registered price | AED 2,450,000 |
| Middle half of the market | AED 1,885,000 to AED 4,397,293 |
| Median price per sq ft | AED 2,369 |
| Median unit size | 1,112 sq ft |
| Share bought off plan | 38% |
| Ready stock, median price per sq ft | AED 2,217 from 128 sales |
| Off plan stock, median price per sq ft | AED 2,442 from 78 sales |
By bedroom count
| Type | Sales | Median price | Per sq ft | Median size |
|---|---|---|---|---|
| 1 B/R | 72 | AED 1,784,444 | AED 2,253 | 748 sq ft |
| 2 B/R | 69 | AED 2,550,000 | AED 2,266 | 1,140 sq ft |
| 3 B/R | 42 | AED 4,467,075 | AED 2,470 | 1,827 sq ft |
| 4 B/R | 4 | AED 5,532,500 | AED 1,774 | 2,981 sq ft |
Source: Dubai Land Department open data. Registered sales of residential units between 1 September 2026 and 11 October 2026. Mortgages and gift transfers are excluded because they are not arms length sales. Sizes are converted from square metres at 10.7639 sq ft per sq m. These are prices buyers actually registered, which is not the same as the asking prices advertised on portals.
| Live Cresco listings | 4 |
| Listings showing a price | 4 |
| Median entry price advertised | AED 1,600,000 |
Source: Cresco Real Estate live listings, rebuilt 5 November 2026. These are advertised entry prices, meaning the lowest price currently quoted on each listing. Many off plan listings quote a starting price rather than a price for a specific unit, so we do not publish an advertised price per square foot from this data. For price per square foot use the registered Dubai Land Department figures above, which come from completed sales.
Living in Dubai Hills Estate
Dubai Hills is what a modern master-community looks like: an 18-hole golf course at its centre, Dubai Hills Park, walking and cycling trails, schools inside the community and a major mall on its doorstep. It is green, spacious, calm and family-oriented, the antithesis of the high-rise districts. The trade-off is that it is car-dependent (no Metro yet) and parts are still maturing, and villa pricing sits at a premium.
Getting around
- By car: central location with quick Al Khail Road access, roughly 15 minutes to Downtown and 20 to 25 minutes to DXB.
- Metro: none currently; a link is planned as part of the network’s expansion. For now, a car is essential.
Schools & families
This is a family community by design. Schools sit within and beside the estate (including GEMS and Kings’ schools), alongside Dubai Hills Park, sports facilities and safe, walkable streets. If schooling and space are the priority, Dubai Hills is one of the strongest choices in the city.
Shopping, dining & lifestyle
- Dubai Hills Mall, a major mall with hundreds of stores, dining and entertainment.
- Dubai Hills Golf Club, championship golf and clubhouse dining at the community’s heart.
- Dubai Hills Park, large green space with play areas, courts and trails.
The investor view
Dubai Hills is an appreciation-and-lifestyle community more than a top-yield play. Emaar’s master-planning, the golf course and the mall underpin strong, steady end-user demand and capital growth.
What it earns, from the tenancy register
These are not estimates. Over the last twelve months 4,979 tenancy contracts were registered with the Dubai Land Department in Dubai Hills Estate, at an average of AED 133,205 a year, which is AED 145 per square foot. Registered rents moved +6.7% against the twelve months before.
| Unit type | Contracts registered | Average annual rent (AED) | Rent per sqft (AED) | Change vs 12 months earlier |
|---|---|---|---|---|
| Studio | 128 | 73,496 | 168 | +20.2 |
| 1 bedroom | 2,386 | 96,839 | 146 | +6.1 |
| 2 bedroom | 2,018 | 151,073 | 143 | +4.4 |
| 3 bedroom | 444 | 262,081 | 149 | +4.6 |
| All apartments | 4,979 | 133,205 | 145 | +6.7 |
Against a registered ready sale price of AED 2,332 per square foot, that is a gross yield of 6.2% on ready stock. We divide registered rent by ready sale price, never by an off plan launch price, because you cannot rent a home that has not been handed over.
Check the shorter window before you commit. On the most recent three months of contracts the same community reads -8.8%. Summer seasonality and a smaller sample both sit inside that figure, and we publish it rather than quote only the number that flatters the market.
Data verified 27 September 2026. Dubai Land Department registered transactions via Bayut TruView, rolling 12 months to September 2026.
Dubai Hills apartments yield roughly 5 to 7% gross; villas and townhouses 4 to 5.5%, lower, because you are buying into a premium family master-community where the return is as much capital appreciation and lifestyle as income. Emaar communities like this tend to hold value and appreciate steadily, and the golf-and-mall anchoring keeps end-user demand deep.
Who should buy here
Dubai Hills suits families and end-users wanting space, greenery, schools and a golf-course lifestyle, plus investors seeking steady appreciation and reliable tenant demand over maximum yield. If your priority is pure income, Business Bay or JVC yield more; if it is a premium family home or a durable appreciating asset, Dubai Hills is among the best.
Property types & buildings
A full spread: apartments (studios to 3-beds) around the mall and park districts, and townhouses and villas (3 to 5+ beds) across the golf and parkland fronts. Villas and townhouses drive the appreciation story and command the premium; apartments offer the entry point and the better yields. Emaar branding and the golf and mall anchors support resale across the board.
✓ Strengths
- Emaar flagship master-community
- Excellent schools within the community
- Golf course, major mall and large parks
- Steady appreciation and deep demand
- Central, ~15 min to Downtown
△ Trade-offs
- No Metro station (car-dependent)
- Lower yields, especially on villas
- Premium pricing for villas
- Parts of the estate still maturing
- High service charges in some buildings
Free Dubai Hills Estate area guide (PDF)
Prices by bedroom, ready vs off-plan, where buyers bought and price bands. Built from Dubai Land Department sales, 1 September to 11 October 2026.
Family living in Dubai Hills Estate: schools, hospitals and commute
17 KHDA schools sit within 5 km of the centre of Dubai Hills Estate. 10 are rated Outstanding or Very good.
- Kings School Al Barsha: Outstanding, UK, 0.4 km
- Repton Al Barsha: Very good, UK, 2.4 km
- GEMS New Millennium School: Very good, Indian and UK, 2.5 km
- Safa Community School: Outstanding, UK and IB, 4.3 km
- Nord Anglia International School: Outstanding, UK and IB, 4.8 km
Hospitals by road: King's College Hospital 3.4 km, Mediclinic Parkview Hospital 9.5 km, Al Zahra Hospital 15 km.
Drive by road: Downtown Dubai 13 km, Dubai Marina 18 km, DXB Airport 25 km, Al Maktoum Airport 43 km.
Villa rent: AED 471,841 a year on average across 1,888 DLD registered villa contracts over twelve months, +16.4% on a year earlier. Gross villa yield is 4.7%.
See also every school near Dubai Hills Estate by curriculum, Arabian Ranches vs Dubai Hills Estate, Tilal Al Ghaf vs Dubai Hills Estate and all 28 villa communities compared for families.
Schools and ratings: KHDA directory, 2025 to 2026 inspections, straight line distance from the community centre. Hospitals and drives: road distance on the route Google Maps recommends, measured 18 October 2026. Rent: Cresco villa rent tracker from DLD registered contracts. Updated 18 October 2026.
Dubai Hills Estate FAQs
- Is Dubai Hills Estate a good investment in 2026?
- Yes, primarily for steady appreciation and strong end-user demand. Apartments yield about 5 to 7% and villas 4 to 5.5%; Emaar’s master-planning, the golf course and the mall underpin durable value.
- How much does property in Dubai Hills Estate cost?
- Apartments run about AED 1,800 to 3,200 per square foot: studios AED 750K, 1.3M, 1-beds AED 1.2M, 2.2M, 2-beds AED 2.0M, 4.5M. Townhouses and villas start around AED 5M and run to AED 35M+.
- What rent can I get in Dubai Hills Estate?
- As medians, roughly AED 68K for a studio, AED 100K for a 1-bed and AED 140K for a 2-bed; 3-bed villas and townhouses rent for AED 200K, 350K.
- Is Dubai Hills good for families?
- Very, it is a green master-community built around schools, parks, a golf course and Dubai Hills Mall, and is one of Dubai’s most popular family communities.
- Does Dubai Hills Estate have a Metro station?
- Not currently; the community is car-dependent with quick Al Khail Road access to Downtown (~15 minutes). A Metro link is planned as part of network expansion.
Thinking about Dubai Hills Estate?
From apartments for yield to golf-front villas for the long run, Cresco knows Dubai Hills district by district. Tell us your budget and goal and we’ll shortlist the right options.
Looking for the full list? Browse every property Cresco has for sale in the UAE, all 712 listings indexed by emirate and community.
New. Living in Dubai Hills Estate: 114 nationalities, 5,796 homes and 21,896 residents, with the KHDA school ratings, the hospital, and the cons nobody prices.
Property for sale in Dubai Hills Estate
Current Cresco listings in Dubai Hills Estate. Every one is handled by a RERA registered consultant.
- Parkwood at Dubai Hills Estate | Vida-Inspired 1-3 BR Apartments & 3 BR Townhouses
- Greencrest by Emaar Dubai Hills Estate | Limited 1-3 BR Apartments at Dubai Hills Estate
- Golf Hillside Dubai Hills Estate | 1-3 BR Golf Course Apartments by Emaar from AED 1.47M | 80/20 Plan
- Rosehill by Emaar | 1, 2 & 3 BR Golf-Facing Apartments in Dubai Hills Estate
See every Cresco listing or speak to a consultant about Dubai Hills Estate.
Dubai Hills Estate questions, answered
What rental yield can I expect in Dubai Hills Estate?
Gross yields in Dubai Hills Estate run at about 5 to 7% (apts). Gross is the headline figure. Your net return will be lower once service charges, agency fees, maintenance and void periods come out. Work out your own number with the Cresco rental yield and ROI calculator.
Can a foreigner buy property in Dubai Hills Estate?
Yes. Dubai Hills Estate is a designated freehold area in Dubai, so buyers of any nationality can own the property outright and hold the title deed in their own name. You do not need UAE residency to buy, and there is no restriction on selling it later. The full process is set out in our guide to buying property in Dubai.
How far is Dubai Hills Estate from Downtown Dubai and the airport?
From Dubai Hills Estate, Downtown Dubai is about ~15 min away by car outside peak hours. Morning and evening traffic on Sheikh Zayed Road can add a fair amount to both.
What type of property is available in Dubai Hills Estate?
Dubai Hills Estate is mainly apts, villas & th. It suits families and end-users in particular. You can see the 4 Cresco listings in Dubai Hills Estate further up this page.
Projects in Dubai Hills Estate on Cresco
- Parkwood at Dubai Hills Estate
- Greencrest by Emaar Dubai Hills Estate
- Golf Hillside Dubai Hills Estate
- Rosehill by Emaar
See every project we cover on the Dubai Hills Estate properties page. Work out the total cost with our Dubai property buying calculator.