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Area guide
Living in Dubai Hills Estate
A green, master-planned community built around an 18-hole golf course and Dubai Hills Park, with villas, townhouses and apartments and its own large mall.
History
Emaar and Meraas announced Dubai Hills Estate in 2013 as the first phase of Mohammed Bin Rashid City. It covers about 2,700 acres and was planned for more than 4,400 villas and townhouses and around 22,000 apartments.
The first families moved into clusters such as Maple and Sidra by 2019. Dubai Hills Mall opened in February 2022, and King’s College Hospital now serves the community.
What it’s like to live here
Wide streets, parks and the golf course give it an open, leafy feel. Villa clusters are quiet and gated, while the apartment areas around the park and mall are livelier. It is one of the most complete communities in Dubai, with schools, healthcare and shopping on site.
Who it suits
Families who want space, schools and parks close by, and buyers looking for a well-run community with long-term value.
Getting around
Dubai Hills is reached from Al Khail Road, Umm Suqeim Street and Sheikh Mohammed Bin Zayed Road. There is no Metro yet; the nearest stations are Mall of the Emirates and Equiti, about 20 minutes’ drive. Dubai International Airport and Downtown are each about 20 minutes away.
Schools, healthcare and shopping
Schools include GEMS Wellington Academy, GEMS International School and GEMS New Millennium School, plus two Blossom Nursery branches.
King’s College Hospital and Genesis Healthcare Centre are close by. Dubai Hills Mall, Dubai Hills Park with its jogging tracks and sports courts, and the golf club are all within the community.
Things to check before you rent or buy
- Prices and rents are above the Dubai average
- Service charges vary a lot between apartments and villas
- Building work in the newer phases
- Peak-hour traffic on Al Khail Road
Facts and figures from Bayut area guides, with history from developer announcements and local press. Checked October 2026. Numbers change as new buildings complete.
Map, hotspots and distances
Schools, transport, shops, places to eat and things to do in and around Dubai Hills Estate, with how far it is to the airports, Downtown and the coast.
Market numbers
Recent prices, rents, yields and sales activity in Dubai Hills Estate.
Latest price change: +5.0% (villas, H1 2026 vs H1 2025)
Average sale prices
H1 2026
| 1-bed apartment | AED 1,685,000 |
|---|---|
| 2-bed apartment | AED 2,779,000 |
| 3-bed apartment | AED 4,902,000 |
| 4-bed villa | AED 9,565,000 |
Average annual rents
H1 2026
| 4-bed villa | AED 359,000 |
|---|---|
| 5-bed villa | AED 1,017,000 |
About these numbers. Bayut figures are average asking prices and rents from listings on Bayut, not completed sales. Sales counts are Dubai Land Department records shown by Property Finder or DXBinteract. Yields are gross, before service charges and other costs. Checked October 2026; we update these figures regularly.
Sources: Bayut H1 2026 sales report, Bayut H1 2026 rental report, Bayut H1 2025 sales report, Gulf News on Bayut H1 2023, Property Finder transactions
Who buys and rents here
Bayut lists Dubai Hills Estate as a top area for both luxury villas and luxury apartments.
Investors who buy here
- Buy-to-let investors in apartments (6.3% yield)
- Long-term buyers of villas for capital growth
- Off-plan buyers in new Emaar phases
People who live here
- Families wanting schools, parks and a golf course on the doorstep
- Professionals upsizing from city apartments
- Owner-occupiers planning to stay long term
Photos of Dubai Hills Estate
Homes here with us now
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Calculate the potential return on a property in Dubai Hills Estate
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For illustration only. This calculator gives estimates based on the figures you enter and our standard assumptions. It is not financial, tax or legal advice, and actual fees, rents, prices and mortgage terms will vary. Official fees are set by Dubai Land Department and the UAE Central Bank; other figures are typical estimates. Please speak to us, your bank and a qualified adviser before making decisions.
Dubai Hills Estate FAQs
Is Dubai Hills Estate a freehold area?
Yes. Dubai Hills Estate is a freehold area, so foreign nationals can buy property here outright.
How far is Dubai Hills Estate from the airport?
Dubai International Airport (DXB) is about 20 km away in a straight line, roughly 20 minutes by car outside peak hours.
Is there a Metro station in Dubai Hills Estate?
Not yet. The nearest stations, Mall of the Emirates and Equiti, are about 20 minutes away by car.
How much does it cost to rent in Dubai Hills Estate?
Average rents are about AED 359,000 a year for a 4-bed villa; about AED 1,017,000 a year for a 5-bed villa (H1 2026). Rents vary with the building, view and condition, so ask us for current rents on a specific home.
What rental yield can investors expect in Dubai Hills Estate?
Gross rental yields average about 6.3% (apartments; villas 4.3%). That is before service charges, maintenance and any time without a tenant, so the net return will be lower.
Have property prices gone up in Dubai Hills Estate?
Yes. Average asking prices per sq ft are up about 57% (villas since H1 2023), based on Bayut market reports. The latest change is +5.0% (villas, H1 2026 vs H1 2025).
Who does Dubai Hills Estate suit best?
It suits families wanting schools, parks and a golf course on the doorstep, professionals upsizing from city apartments and owner-occupiers planning to stay long term. For investors, it suits buy-to-let investors in apartments (6.3% yield).
Own a property in Dubai Hills Estate?
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