Living in Dubai Hills.
Ten districts around a golf course and a park: what they are like, how they connect to the city, and what homes cost there.
The estate
One master plan, ten districts.
Dubai Hills Estate was announced in June 2013 as a joint venture of Meraas and Emaar and the first phase of Mohammed Bin Rashid City: 11 million square metres at the junction of Al Khail Road and Umm Suqeim Street.
The plan has three layers: apartment towers along the northern boulevard by Al Khail Road, low-density villas around the golf course, and townhouse and villa clusters in Maple and Sidra to the south. Emaar’s 2017 figures planned over 4,400 villas and townhouses and 22,000 apartments.
- Developer
- Emaar Properties and Meraas joint venture (2013)
- Size
- 11 million sq m (2,700 acres)
- DLD area name
- Hadaeq Sheikh Mohammed Bin Rashid
- Tenure
- Freehold, open to foreign buyers
- Community manager
- Emaar Community Management
District by district
Ten districts, ten characters.
Our grouping of the estate’s sub-communities, from the portals’ own groupings and the map. Each district page lists its residences, prices, rents and the homes available now.
Park Heights
Park-side apartments where Dubai Hills began: ready buildings with a settled rental market.
PhotoNew towers by the park and the mall · 13 residencesPark West & Mallside
New towers on the park’s western edge, a walk from Dubai Hills Mall.
Between the park and the fairwaysHillside & the central spine
The estate’s central spine between the park and the golf course, where the newest launches sit.
Towers by the clubhouseGolf-side apartments
Apartments on the northern fringe of the course, next to the clubhouse and the three GEMS schools.
Family villasSidra
Three- to five-bedroom detached villas along green corridors, in three gated phases.
Townhouses with gardensMaple
The estate’s entry ticket to a house with a garden: three- to five-bedroom townhouses.
Compact golf villasClub Villas & Golf Grove
Golf-course living in a three- or four-bedroom villa, with a roof terrace.
Large golf-course villasGolf Place, Parkways & Fairways
Big villas with the fairway as the back garden: four to seven bedrooms on the course.
Plots and signature mansionsEmerald Hills & the mansions
Dubai’s “Street of Dreams” and the mansion enclaves around it, where buyers also build on their own plots.
Palm Hills, Hillcrest, Park GateThe latest villa phases
The last villa phases of the master plan: Palm Hills, Address Villas Hillcrest, Park Gate and Eden House.
Map data © OpenStreetMap contributors
* Indicative “from” prices, 29 Sept 2026, confirmed in writing with each enquiry.
Daily life
A park, a course, a mall and a hospital.
Most daily needs are inside the estate or on its Al Khail Road edge; the beaches and business districts are a 15 to 20 minute drive away outside rush hour.
Dubai Hills Park
About 180,000 sq m at the heart of the apartment districts, with a skate park, play areas, courts, a splash park and a fenced dog park. Emaar cites 1,450,000 sq m of parks and open space across the estate.
Dubai Hills Golf Club
18 holes, par 72, 7,220 yards, designed by European Golf Design and opened in 2018; named World’s Best New Golf Course 2019 by the World Golf Awards.
Dubai Hills Mall
Opened on 17 February 2022 with about 600 shops at opening, a Roxy cinema, a hypermarket and The Storm roller coaster, with 7,000 parking spaces.
Healthcare
King’s College Hospital London – Dubai Hills opened on 15 January 2019 with 100 beds, on Al Khail Road.
Cycling and running
Emaar cites a 54 km bicycle route across the estate (Propsearch counts 45 km of cycling and jogging tracks).
Community
The estate is managed by Emaar Community Management; bus route F36 stops at the hospital, Park Heights and the Dubai Hills stop.
Getting around
Between Downtown and the Marina.
Al Khail Road runs along the northern edge and Umm Suqeim Street along the south-west; there is no metro station inside the estate, and the nearest Red Line stations are a short drive away.
Schools
- GEMS Wellington Academy – Al Khail (Dubai Hills): UK curriculum, KHDA “Very Good” (2023-24)
- GEMS International School – Al Khail: IB, KHDA “Good” (2023-24)
- GEMS New Millennium School – Al Khail: CBSE, KHDA “Very Good” (2023-24)
All three are on the estate’s Al Khail Road edge. Ratings are the latest we could verify (2023-24, WhichSchoolAdvisor, edcare); check the current KHDA report before enrolling.
- Burj Khalifa / Downtown
- 12.5 to 16.6 km by road
- DIFC
- 13.9 to 18.5 km
- Dubai Marina
- 13.7 to 18.1 km
- DXB airport
- 26.6 to 31.9 km
- Al Maktoum airport (DWC)
- 40.1 to 44.3 km
- Metro (Red Line)
- Equiti 5.5 km · Mall of the Emirates 9.1 km, from the mall
Road distances from the golf clubhouse, the park and the mall, computed with OpenStreetMap routing (OSRM) without traffic, 29 September 2026.
Market figures
Prices, rents and yields.
Average prices and rents per square foot from Bayut’s August 2026 indices. Apartment rents fell over the year; we do not project them upward.
| Segment | Sale, AED / sq ft (12 months) | Rent, AED / sq ft / year (12 months) | Gross yield · indicative, not guaranteed |
|---|---|---|---|
| Dubai Hills Estate, all homes | 2,586 (+1.32 %) | 148 (−5.89 %) | ≈ 5.72 % |
| Apartments | 2,483 (+0.72 %) | 153 (−9.55 %) | ≈ 6.16 % |
| Villas and townhouses | 3,101 | 132 (−4.06 %) | ≈ 4.26 % |
| Park Heights | 2,522 (−0.05 %) | 140 (−10.33 %) | ≈ 5.55 % |
| Golfville | 2,447 (−4.35 %) | 155 (−9.18 %) | ≈ 6.33 % |
| Sidra | 2,706 (−0.42 %) | 111 (−1.52 %) | ≈ 4.10 % |
| Maple | 2,207 (−2.40 %) | 100 (−10.14 %) | ≈ 4.53 % |
| Golf Place I | 3,372 (−1.60 %) | 183 (−13.93 %) | ≈ 5.43 % |
Source: Bayut sale and rental indices for Dubai Hills Estate, data as of August 2026 (villas: the villa table; its 12-month change is not shown because the page displays the all-homes figure). Gross yield = average rent per sq ft ÷ average sale price per sq ft, computed by us: gross, before service charges, fees and vacancy (net is usually 1 to 1.5 points lower); the two indices come from different samples; indicative and not guaranteed. Ask us for the rents actually achieved in a given residence.
Questions
Living in Dubai Hills, explained.
They depend on the building or cluster and are set each year on the Dubai Land Department’s service-charge index. Published secondary figures disagree widely, so we do not quote one: ask us and we send the current DLD figure for the residence you are looking at.
Sidra and Maple offer villas and townhouses with gardens in gated clusters; the schools are on the Al Khail Road edge, closest to the golf-side and Hillside districts. Park Heights and Park West put the park and the mall within walking distance.
On Bayut’s August 2026 index, rents per sq ft were down 5.89 % over 12 months for all homes and 9.55 % for apartments, while sale prices per sq ft were up 1.32 %. We do not project rents; ask us for achieved rents in a given building.
It is the Dubai Land Department’s name for the area that covers Dubai Hills Estate, within Mohammed Bin Rashid City. You will see it on DLD records and transaction data.
Sources · Facts checked 29 September 2026
- emirates247.com · news/meraas-emaar-joint-venture-to-develop-golf-community-in-mbr-city-2013-06-08
- propsearch.ae · dubai/dubai-hills-estate
- propsearch.ae · dubai/dubai-hills-golf-club
- golfasian.com · golf-courses/united-arab-emirates-golf-courses/dubai-hills-golf-club/
- thenationalnews.com · lifestyle/things-to-do/2022/02/16/dubai-hills-mall-to-open-on-february-17/
- kingscollegehospitaldubai.com · location/dubai-hills-hospital/
- whichschooladvisor.com · uae/school-review/gems-wellington-academy-al-khail
- whichschooladvisor.com · uae/school-review/gems-international-school-dubai-hills
- propertyfinder.ae · en/area-insights/dubai/dubai-hills-estate
- bayut.com · area-guides/dubai-hills-estate/
- railwaygazette.com · uae/2026/04/27/dubais-gold-line-underground-metro-project-approved/
- openstreetmap.org · relation/18471757
- bayut.com · property-market-analysis/index/sale/properties/dubai/dubai-hills-estate/
- bayut.com · property-market-analysis/index/sale/apartments/dubai/dubai-hills-estate/
- bayut.com · property-market-analysis/index/sale/villas/dubai/dubai-hills-estate/
- bayut.com · property-market-analysis/index/rent/properties/dubai/dubai-hills-estate/
- bayut.com · property-market-analysis/index/rent/apartments/dubai/dubai-hills-estate/
- bayut.com · property-market-analysis/index/rent/villas/dubai/dubai-hills-estate/
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The Dubai Hills desk
One advisor for every district and residence of Dubai Hills EstateNew launches with the developer · resale and rentals with RERA-licensed agents · valuations for owners
- Hours
- Mon – Sat · 9:00 – 19:00 (Dubai time)
- Languages
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