Dubai Hills Estate: buying a villa or apartment by the golf course

In short: Dubai Hills Estate is one of the most sought-after family addresses in Dubai. Around an 18-hole golf course, Emaar has built a green district with a park, mall, schools and a hospital – centrally located between Downtown and the Marina. You’ll find large villas on the golf course, townhouses and apartments on the edge of the district.

Location and access

Dubai Hills Estate lies inland, roughly halfway between Downtown and Dubai Marina. Both are about 20 minutes by car, DXB airport around 25 minutes. Al Khail Road and Umm Suqeim Street get you onto the main arteries quickly. There is no metro in the district – people get around by car here.

Formally, Dubai Hills Estate is part of MBR City, the large development area between Downtown and Meydan. Its neighbours are Arjan, Al Barsha South and Al Quoz.

The concept: a city in the green

Emaar and Meraas planned Dubai Hills Estate in the 2010s as the city’s “green heart”. At its centre is an 18-hole championship golf course, surrounded by the villa neighbourhoods. There is also Dubai Hills Park with playgrounds, sports areas and paths, Dubai Hills Mall with a supermarket, cinema and an indoor roller coaster, plus a hospital and several schools. The goal was a district where families can reach everything important within minutes.

The district is divided into many smaller neighbourhoods – such as Maple with townhouses, Sidra with villas, or the communities right on the golf course. The apartment buildings stand on the edge, around the park and the mall.

Living in Dubai Hills Estate

• Families: Several international schools are in or right next to the district, plus nurseries and playgrounds.
• Sport: Golf course, tennis and basketball courts, cycling and running paths through the park.
• Shopping: Dubai Hills Mall covers daily needs and leisure.
• Healthcare: A hospital and clinics in the district.
• Atmosphere: Quiet, green, very well kept – more suburb than big city, but with short trips into the centre.

Property in Dubai Hills Estate

Villas and townhouses

The villas range from three-bedroom townhouses to large estates right on the golf course. In some areas such as Emerald Hills, plots are also sold on which buyers build their own homes. The golf course villas are among the most expensive addresses away from the coast.

Apartments

The apartment buildings are mainly around the park and the mall. They are an entry point into the district for couples, small families and investors focused on long-term letting.

What matters

• Position in the district: Golf course views, proximity to the park and distance from main roads strongly affect value.
• Ready or off-plan: Emaar regularly launches new phases; there are also many ready second-hand houses.
• Service charges: Correspondingly higher for golf course villas and communities with lots of shared facilities. Check them in the Service Charge Index of the Dubai Land Department.

How buying in Dubai Hills Estate works

In Dubai Hills Estate you mostly buy villas or townhouses – ready and second-hand, or new from the developer:

• Ready house: viewing, sale agreement in line with RERA (Form F) with a deposit of usually 10 percent, a no objection certificate (NOC) from the developer and transfer at a Registration Trustee. For houses a technical inspection of air conditioning, pool, roof and pipes is worth it. Details in our guide Buying a ready property.
• New build: purchase agreement with the developer, registration in the Oqood register and payments according to construction progress into an escrow account. Details in our guide Buying off-plan in Dubai.

For ready houses, budget around 6.5 percent in buying costs. Many villas are worth more than AED 2 million and therefore qualify for the Golden Visa.

Running costs as an owner in Dubai Hills Estate

With a house, some typical costs come on top of the usual items:

• Service charges: for roads, green spaces, security and community facilities. The approved rates are listed in the Service Charge Index of the Dubai Land Department.
• Electricity and water: via DEWA; noticeably higher for large houses with pool and garden than for apartments, especially in summer.
• Garden, pool and air conditioning: regular care and servicing are a must if the house is to keep its value.
• Housing fee: 5 percent of the annual rental value via the DEWA bill – paid by the tenant if you let.
• Ejari: registration of every tenancy contract, AED 177.75 via Dubai REST.

There is no annual property tax. All buying costs are explained in our guide Buying costs in Dubai.

A visa through your property

With a property in Dubai Hills Estate you may also be able to get a residence visa:

• Golden Visa: ten years of residence if your properties in Dubai are worth at least AED 2 million in total – also with a mortgage or, under certain conditions, off-plan.
• Investor visa: a shorter visa for owners who don’t reach the Golden Visa threshold.

The detailed requirements are explained in our guide Golden Visa with property.

Renting out

Dubai Hills Estate is a classic market for long-term letting to families. Many tenants are expats with children who stay several years and value schools, the park and safety. Apartments by the park also let well to couples and professionals. Holiday letting plays a smaller role than on the coast. Our rental yield calculator shows how a property works out.

Dubai Hills Estate compared

Pros and cons

Who Dubai Hills suits

Dubai Hills Estate is the first choice for the relocator moving to Dubai with a family. The portfolio investor finds easily rentable apartments and houses here, the lifestyle investor villas on the golf course. Alternatives with a similar concept are Arabian Ranches and Jumeirah Golf Estates.

Our verdict

Dubai Hills Estate combines what families in Dubai are looking for: a central location, greenery, schools and short distances. That comes at a price, but ensures very stable demand. Choose the right neighbourhood within the district and you’ll buy one of the most solid family addresses in the city.

Frequently asked questions

Updated: October 2026. This article describes the district in general terms. Prices, rents and service charges change all the time; for a specific property we check the current figures with you.