Dubai Hills Estate has 5,796 homes, 21,896 residents and 114 nationalities. Those are not our estimates. They are the figures published by Emaar Community Management, the body that actually runs the community.
This is the community answered with numbers instead of adjectives. Who lives there, what the schools are rated, what the hospital actually is, what it costs, and the parts that do not flatter it.
Who lives in Dubai Hills Estate
| Measure | Figure |
|---|---|
| Homes | 5,796 |
| Residents | 21,896 |
| Nationalities | 114 |
| Total area under community management | 20,000,000 sq ft |
| Named sub communities | 28 |
| Residents per home | 3.78 |
That last row is the family answer. 21,896 residents across 5,796 homes is 3.78 people per home. A community averaging almost four people per home is families. For contrast, studios and one bedroom apartments were 71.9 per cent of every home sold in Dubai in August 2026.
114 nationalities in 5,796 homes is the other number worth sitting with. That is not a compound with one dominant community in it. It is genuinely mixed, and for a family moving from abroad that usually matters more than the finish on the kitchen.
The space is measurable too. 20,000,000 sq ft is about 459 acres, roughly 1.86 square kilometres. At 21,896 residents that is around 11,800 people per square kilometre, which is low density for Dubai. The room you can feel walking around it is real.
The 28 sub communities
Emaar Community Management names 28 districts inside the estate: Hills Grove, Acacia, Mulberry, Park Point, Park Heights, Club Villas, Collective 1, Park Ridge, Hills View, Fairways, Parkways, Maple, Sidra, Golf Grove, Collective 2.0, Park Gate, Elvira, Parkside Views, Golf Grand, Hills Park, Park Horizon, Lime Gardens, Park Field, Address Hillcrest, Golf Place II, Palm Hills, Majestic Vista and Golf Suites.
They are not interchangeable. The golf facing addresses, the park facing addresses and the apartment districts behave like three different markets, and we have now mapped each one against registered sales in the Dubai Hills sub communities price piece.
Schools
Two schools sit inside the estate. Both opened in 2013, the year the community launched. The ratings below are the official Knowledge and Human Development Authority inspection outcomes, not a marketing claim.
| School | Curriculum | Latest rating | Inspection year | Wellbeing | Inclusion |
|---|---|---|---|---|---|
| GEMS Wellington Academy | UK, ECC to Year 13 | Very good | 2023 to 2024 | Very good | Very good |
| GEMS International School | International Baccalaureate, Pre primary to Grade 12 | Good | 2023 to 2024 | Very good | Good |
The direction of travel matters more than the snapshot. GEMS Wellington Academy was rated Good in 2015 to 2016, 2016 to 2017, 2017 to 2018 and 2018 to 2019, then moved to Very good from 2019 to 2020 and has held it since. GEMS International School was rated Acceptable in 2015 to 2016 and has been Good every year since.
Both schools carry a Very good wellbeing rating, which is the indicator most parents actually care about and the one least often quoted.
The hospital
Dubai Hills Hospital, operated by King’s College Hospital London in Dubai, sits on Al Khail Road at the Marabea East exit.
| Feature | Detail |
|---|---|
| Beds | 100 |
| Type | Multi speciality tertiary hospital |
| Emergency department | Open 24 hours, 7 days |
| Specialties | More than 60 |
| Named services include | Cardiology and cardiothoracic surgery, cancer care centre, neurology and neurosurgery, liver transplant centre, obstetrics and neonatology, orthopaedics and spine surgery, intensive care unit |
A 100 bed tertiary hospital with a 24 hour emergency department inside the community is unusual for a Dubai master community. If you have young children or elderly parents, this is the single strongest practical argument for the address and it is rarely the one brokers lead with.
What is actually nearby
We are not going to publish drive times we have not measured. Instead, here is what the Dubai Land Department itself records as the nearest metro station, mall and landmark on Dubai Hills sales, across the 133 transactions registered in August 2026.
| Category | Most frequently recorded | Transactions |
|---|---|---|
| Nearest mall | Mall of the Emirates | 91 |
| Nearest metro station | First Abu Dhabi Bank Metro Station | 71 |
| Nearest metro station, second | Noor Bank Metro Station | 20 |
| Nearest landmark | Burj Al Arab | 26 |
| Nearest landmark, second | Motor City | 24 |
| Nearest landmark, third | Global Village | 21 |
Dubai Hills Estate sits on Al Khail Road inside Mohammed Bin Rashid City, between Downtown Dubai and the Marina side of the city. The register putting Mall of the Emirates and Burj Al Arab as the nearest anchors tells you which way the community faces.
The estate also has its own 18 hole golf course, Dubai Hills Golf Club, which was named World’s Best New Golf Course in 2019 and won the UAE’s best golf course award in 2021.
What it costs, from the register
One thing to know before the numbers. The Dubai Land Department registers Dubai Hills sales under two different area labels. One is DUBAI HILLS. The other is Hadaeq Sheikh Mohammed Bin Rashid, the Arabic name for Mohammed Bin Rashid City, which the estate sits inside. Count one and you miss a third of the community.
| Register label | Sales | Median price | Median size | Per sq ft | Off plan |
|---|---|---|---|---|---|
| DUBAI HILLS | 91 | AED 2,000,050 | 956 sq ft | AED 2,165 | 12.1% |
| Hadaeq Sheikh Mohammed Bin Rashid | 42 | AED 2,304,089 | 1,066 sq ft | AED 2,299 | 59.5% |
| Combined | 133 | AED 2,150,000 | 975 sq ft | AED 2,208 | 27.1% |
The two halves are doing different jobs. The first label is the finished community reselling, 12.1 per cent off plan. The second is the new launch pipeline at 59.5 per cent off plan, and it prices higher per square foot.
Every one of the 133 sales was freehold. All 133 were registered as residential. Combined, Dubai Hills would rank about 19 of the 119 area labels in Dubai by transaction volume last month.
What people are buying
| Home type | Sales in August 2026 |
|---|---|
| One bedroom | 54 |
| Two bedroom | 54 |
| Three bedroom | 19 |
| Studio | 3 |
| Four bedroom | 1 |
One and two bedroom apartments were 108 of the 133 sales, 81 per cent. Only 3 studio sales, and one single four bedroom sale in the entire month.
That last number is the interesting one. Dubai Hills is known for its villas, and the villas barely trade. One four bedroom transaction in a month is not weak demand, it is owners holding. If you want a villa here you are waiting for someone to decide to leave.
Rents
| Unit type | Contracts registered | Average annual rent | Rent per sq ft | Change vs 12 months earlier |
|---|---|---|---|---|
| Studio | 128 | AED 73,496 | AED 168 | +20.2% |
| One bedroom | 2,386 | AED 96,839 | AED 146 | +6.1% |
| Two bedroom | 2,018 | AED 151,073 | AED 143 | +4.4% |
| Three bedroom | 444 | AED 262,081 | AED 149 | +4.6% |
| All apartments | 4,979 | AED 133,205 | AED 145 | +6.7% |
Rents are rising, not falling. All apartments are up 6.7 per cent year on year across 4,979 registered contracts, and studios are up 20.2 per cent. Rents rolling over is normally the first sign a community has topped. Dubai Hills is not showing that.
The honest cons
Everyone writes that the con is the lack of a beach. Nobody prices the downside. Here are four, with numbers.
You pay a 29.8 per cent premium per square foot. Dubai Hills at AED 2,208 against an all Dubai median of AED 1,701 in the same month. That premium is the price of the schools, the hospital and the space, and you should know you are paying it.
You are mostly buying an apartment. Median transaction 975 square feet. The family reputation is earned by the residents, not by the typical sale.
The new stock costs more than the finished stock, and 59.5 per cent of the new launch half is not built yet. You are paying above resale for something you cannot walk through.
Two schools is two schools. Both are good and one is rated Very good. A parent who wants an American, Indian, French or German curriculum is commuting out of the community every morning.
So is it a good community to live in
On the evidence, yes, with a condition.
The case for it is 3.78 people per home, 114 nationalities, a school rated Very good and a second rated Good, a 100 bed hospital with a 24 hour emergency department inside the gates, low density, and rents that are still rising.
The condition is that you are paying about 30 per cent more per square foot than the Dubai median for it, and the villa stock you may be picturing almost never comes to market. Go in knowing both.
Method and limits
Community figures are as published by Emaar Community Management. School ratings are the official KHDA Dubai Schools Inspection Bureau outcomes. Hospital details are as published by King’s College Hospital London in Dubai. Sale and rent figures come from the Dubai Land Department.
Stated limits. The 20,000,000 sq ft area figure is the area under community management, which is the handed over part, not the full original master plan. Larger master plan figures are quoted elsewhere and we are not mixing the two. Sale figures are one month, August 2026, 133 registered residential units, which is a small sample for a single community and should be read as a snapshot rather than a trend. KHDA records both schools under the Al Khail sector name while naming them Dubai Hills. Registered value is the declared transaction value, not an appraisal.
Frequently asked questions
How many people live in Dubai Hills Estate?
Emaar Community Management publishes 21,896 residents across 5,796 homes, which is 3.78 people per home.
How many nationalities live in Dubai Hills Estate?
114, according to Emaar Community Management.
Is Dubai Hills Estate good for families?
The numbers support it. 3.78 people per home, two schools inside the community rated Very good and Good by KHDA, both with Very good wellbeing ratings, and a 100 bed hospital with a 24 hour emergency department. The caution is that you pay roughly 30 per cent more per square foot than the Dubai median.
What schools are in Dubai Hills Estate?
GEMS Wellington Academy, UK curriculum, rated Very good in the 2023 to 2024 KHDA inspection. GEMS International School, International Baccalaureate, rated Good in the same cycle. Both opened in 2013.
Is there a hospital in Dubai Hills Estate?
Yes. Dubai Hills Hospital, operated by King’s College Hospital London in Dubai, a 100 bed multi speciality tertiary hospital with a 24 hour emergency department and more than 60 specialties.
How much does property cost in Dubai Hills Estate?
In August 2026 the median registered residential sale was AED 2,150,000 at AED 2,208 per square foot, across 133 transactions. That is about 30 per cent above the Dubai median price per square foot.
Related reading
- Dubai Hills Estate area guide: registered prices and yields
- Property for sale in Dubai Hills Estate
- Average Dubai property price: 73 per cent of buyers paid less
- How many Dubai buyers use a mortgage
Cresco Real Estate is a Dubai brokerage registered with RERA under office registration number 34288. We read the full Dubai Land Department register every month and publish the method with the findings. If you want the registered sales for a specific Dubai Hills sub community, ask us and we will pull them.