Living in Emirates Hills

History

Emirates Hills is part of Emirates Living, the master community Emaar started in 1999 alongside The Springs, The Meadows and The Lakes. Bayut and Property Finder give 2003 as the year it was established, and both describe it as one of the first places in Dubai where foreigners could buy freehold. Emaar sold plots for owners to build their own homes, from 12,000 to 58,000 sq ft according to Property Finder (Bayut gives 12,000 to 45,000).

Today it has about 600 villas (Property Finder; Gulf News, August 2025) in sectors and sub-communities such as Montgomerie Hills, Dyaar Al Hambra and Montgomerie Maisonettes. Gulf News reported a AED 425 million mansion sale at the start of 2025, the highest price ever paid in the community, and a AED 260 million sale in August 2025.

What it’s like to live here

Homes are large detached villas, many built to the owner’s own design. Bayut lists typical features such as a private pool, a study, staff quarters and at least two parking spaces. Most streets look onto the 18-hole Montgomerie golf course or its lakes, and Emirates Golf Club is next door. Plots still come up for sale for buyers who want to build.

It is quiet, private and spread out. There is no community mall or corner shop, so residents drive to The Meadows Souk, Meadows Village or The Springs Souk for groceries. The Address Montgomerie and Vida Emirates Hills hotels have restaurants close by.

Who it suits

Wealthy families who want space, privacy and golf views. Property Finder matches the area to families (82%) and retirees (38%), and says many owners come from the Indian subcontinent, Iran and Western Europe. It suits people who will drive everywhere and want Dubai Marina, Media City and the beach within about 15 to 20 minutes.

For investors it is a store of value rather than an income play. Bayut puts the return on villas at 1.84% (October 2026), and with only 25 recorded sales in a year (Property Finder), selling can take time.

Getting around

There is no Metro station and no bus stop inside the gates. The nearest station is Al Fardan Exchange on the Red Line (called Al Khail until March 2025), about 8 minutes’ drive away according to Property Finder. Bus stops are at the entrances to neighbouring communities and in JLT, and Bayut notes that taxis are not easy to find, so most residents use ride-hailing apps.

Sheikh Zayed Road and Al Khail Road are close by. Dubai International Airport is about 30 minutes away (Bayut and Property Finder), Mall of the Emirates and Dubai Marina about 15 minutes (Property Finder) and Palm Jumeirah about 13 minutes (Bayut).

Schools, healthcare and shopping

Dubai International Academy (IB, rated Outstanding by KHDA, AED 45,000 to 80,000 a year on Property Finder) is in the community. Dubai British School in Springs 3 (Outstanding, AED 53,000 to 80,000) and Emirates International School in The Meadows (IB, Very Good, AED 29,000 to 86,000) are both about 1.6 km away, according to Property Finder.

Mediclinic Meadows is about 10 minutes by car and Saudi German Hospital in Al Barsha about 11 minutes (Bayut). For shopping, The Meadows Souk has Spinneys, Meadows Village has Waitrose and The Springs Souk has Carrefour. Mall of the Emirates is about 15 minutes away.

Things to check before you rent or buy

• Sector and plot drive the price. Bayut’s asking prices run from AED 4,495 per sq ft in Sector E to AED 8,025 in Sector R (September 2026). Check the plot size, the view and whether the home faces the golf course or a lake.
• Treat the asking-price index with care. Few homes are listed, so it moves sharply: Bayut’s figure jumped from AED 3,466 per sq ft in September 2024 to AED 5,182 a year later, then rose only 0.3% to AED 5,198. Recorded sales are a better guide, and Property Finder’s average is AED 70.7 million across 25 sales.
• Expect a thin market. Property Finder recorded 25 sales in the past 12 months, 30.6% fewer than a year earlier, and Gulf News reports that many top-end deals are done privately.
• Rents have fallen. Bayut’s rent index is AED 94 per sq ft, down 33.05% in the 12 months to September 2026. Check that a rental listing is genuinely available, as the same home can appear under several agents.
• Building, extending or rebuilding needs approval or a no-objection certificate from Emaar.
• Ask for the latest service charge statement. Property Finder notes that charges vary by property and are generally higher here.