Emirates Hills Dubai: What a Villa Really Costs (2026)
Quick Answer: Emirates Hills is Dubai’s best-known ultra-luxury gated villa community, developed by Emaar and built around the Montgomerie Golf Club and a chain of lakes. It’s freehold and made up of large custom villas on big private plots. In late 2025 and early 2026, registered 5-bedroom villa sales ranged from about AED 38.8 million to AED 87.75 million, averaging roughly AED 62 million (about AED 3,950 per sqft). Five-bedroom villas typically rent for AED 1.2 million to AED 3.5 million a year. Yields are low, around 2–4% gross. It suits buyers who want land, privacy and golf, not those chasing returns. Last checked: 28 Oct 2026.
Emirates Hills is nicknamed the “Beverly Hills of Dubai”, and the comparison isn’t far off. Instead of rows of identical villas, it’s a community where owners bought plots and built their own mansions, behind high walls, with lakes and fairways as the backdrop.
It’s also one of the hardest communities to price. Every villa is different, plots and buildings are valued separately, and very few homes sell each year, so a single average can mislead. This guide shows registered sales rather than brochure figures, explains why published numbers conflict, and is honest about the trade-offs, including low yields and thin liquidity.
It is written for buyers and renters comparing Dubai’s top villa addresses. For the wider picture, see our rankings of the best villa communities in Dubai and gated communities in Dubai.
Key Takeaways
- It’s a land-and-lifestyle purchase. Large plots, privacy and golf are the draw, not rental yield.
- Prices vary hugely. Registered 5-bed sales in this period ranged from about AED 2,800 to AED 5,200 per sqft.
- Published figures conflict. Asking-based guides quote AED 4,850–6,150 per sqft, while index data shows about AED 3,500.
- Yields are low. Roughly 2–4% gross, and rents vary enormously between villas.
- Liquidity is thin. Few homes sell each year, so exits can take time.
- Running costs are modest per sqft, but large in total because the homes are so big.
What Is Emirates Hills?
Emirates Hills is a gated villa community in Dubai developed by Emaar Properties as part of the wider Emirates Living project, alongside The Meadows, The Springs and The Lakes. It is built around the 18-hole Montgomerie Golf Club, designed with Colin Montgomerie, and a network of artificial lakes. It’s one of Dubai’s original freehold areas.
| Detail | Emirates Hills |
| Developer | Emaar Properties |
| Part of | Emirates Living (with The Meadows, The Springs and The Lakes) |
| Launched | Around 2003 |
| Home types | Large custom villas and mansions; smaller Montgomerie Maisonettes; plots |
| Typical size | Plots of about 12,000 to 45,000 sqft; built-up areas often 10,000 sqft or more |
| Ownership | Freehold |
| Highlights | Montgomerie Golf Club, lakes, parks, Address Montgomerie hotel |
| Access | Sheikh Zayed Road (E11) |
Launch year, plot sizes and sector lists vary between guides. Confirm the details of any specific villa on its title documents.
Sectors
Homes are grouped into lettered sectors. Listings reference Sectors E, H, L, M, P, R, W and others, and prices vary by sector, with golf-course and lake-front homes at the top. When you shortlist, ask the agent which sector, what view, and what the plot and built-up areas are.
Is Emirates Hills Worth It?
It depends on what you’re buying. If you want a large private plot, quiet streets and golf in a central location near Dubai Marina and Media City, there is very little else like it. If you want yield, a metro station, or easy resale, other communities fit better.
Who It Suits
- Buyers wanting a large plot and a bespoke home
- Golf and outdoor-lifestyle households
- Families wanting privacy and security close to the Marina and Internet City
- Long-term holders who treat it as a legacy asset
Who It Doesn’t Suit
- Investors targeting high rental yield
- Anyone who wants to buy and sell quickly
- People who want walkable shops and cafes
- Buyers on a tight maintenance budget
Emirates Hills Villa Prices in 2026
Registered Sales
Here are registered 5-bedroom villa sales listed on Property Finder, with our calculation of price per sqft:
| Date | Sale Price | Area (sqft) | Price per sqft (calculated) |
| 27 Nov 2025 | AED 59,000,000 | 13,861 | About AED 4,257 |
| 4 Dec 2025 | AED 87,750,000 | 16,847 | About AED 5,209 |
| 17 Dec 2025 | AED 73,000,000 | 15,873 | About AED 4,599 |
| 15 Jan 2026 | AED 50,800,000 | 14,932 | About AED 3,402 |
| 20 Jan 2026 | AED 65,000,000 | 18,794 | About AED 3,459 |
| 29 Jan 2026 | AED 38,777,500 | 13,808 | About AED 2,808 |
Six sales, averaging about AED 62 million and about AED 3,950 per sqft. A small sample. The area shown is as listed (probably built-up), so confirm it. Prices vary with plot, view, condition and whether the home is a teardown.
Why Price-per-sqft Figures Differ
You’ll see Emirates Hills quoted at anything from about AED 3,500 to over AED 6,000 per sqft. The gap comes from:
- Asking vs registered prices. Some guides, such as Bhomes, quote averages of about AED 4,850 to AED 6,150 per sqft by sub-community. REIDIN’s index, based on registered deals, shows Emirates Hills at about AED 3,503 per sqft in February 2026 and AED 3,571 in Q1 2026.
- Plot vs built-up area. Large plots and relatively modest homes make per-sqft numbers swing.
- Condition and view. A lakefront or golf-facing mansion is priced very differently from an older home on a smaller plot.
For context, asking prices on live portals average around AED 73–82 million according to one guide, with entry points near AED 18.5 million for smaller Montgomerie Maisonettes and much higher prices for the largest custom mansions.
Plots and Land
Brokers often quote AED 3,000+ per sqft for land here, but one registered sale in June 2026, a 62,129 sqft plot at AED 120 million, worked out to about AED 1,931 per sqft of land. That gap shows why land should be valued from registered transactions, not commentary. We haven’t verified this transaction directly, so check it with the Dubai Land Department.
Buying Costs
For a AED 60 million purchase:
- DLD transfer fee: 4%, about AED 2.4 million.
- Agency commission: typically 2% plus VAT, about AED 1.2 million.
- Total: roughly 6%, about AED 3.6 million, before legal and any renovation costs.
Liquidity: How Easy Is It to Sell?
Ultra-prime villa communities trade in small numbers. For comparison, Property Monitor recorded about 36 villa resales on Palm Jumeirah, 32 in Al Barari and 31 in Jumeirah Islands in H1 2026. Because only a handful of deals close each month, average prices swing widely from month to month, and individual homes can take time to sell at the price you want.
If you’re considering an eventual sale, read our NOC for property sale guide.
Rent in Emirates Hills
| Home | Annual Rent | Source |
| 5-bed villa, about 16,700 sqft (Feb 2026) | AED 1,200,000 | Registered contract (Property Finder) |
| 5-bed villa, about 19,750 sqft (Jan 2026) | AED 1,800,000 | Registered contract |
| 5-bed villa, about 18,200 sqft (Feb 2026) | AED 3,500,000 | Registered contract |
| 6-bed villa, Sector E | About AED 1,400,000 | Bayut listing (July 2026) |
| 6-bed villa, Sector HT | About AED 3,100,000 | Property Finder listing (2026) |
Property Finder shows an average 5-bed rent of about AED 1.65 million and a community price range of AED 1.2 million to AED 3.5 million. One registered contract in December 2025 reached AED 6.5 million for a 24,000 sqft villa.
Rents depend heavily on the sector, view, size and condition. See our average rent in Dubai guide for the wider picture, and our Dubai rental market guide for Ejari and renewal rules.
Rental Yields in Emirates Hills
Dividing the average 5-bed rent (about AED 1.65 million) by the six sale prices above gives roughly 1.9% to 4.3% gross. That matches published figures, which range from about 1.96% in one market report to a 3.8% ROI quoted by Bayut for 5-bed villas.
In plain terms, yield is not why people buy here. If income is your priority, compare it with our best areas to invest in Dubai and the best communities to invest in.
Service Charges and Running Costs
Reports differ: one guide puts service charges at about AED 1.5–1.7 per sqft per year, while others describe maintenance as high. On a 15,000 sqft villa, the lower range works out to about AED 22,500–25,500 a year. The real cost of running a mansion lies elsewhere:
- Pool, garden and landscaping
- Air-conditioning for a very large home
- Staff, security and maintenance
- Insurance
Ask for the service charge statement and last 12 months of utilities for any villa you consider.
Golf, Lakes and Lifestyle
The Montgomerie Golf Club is the centrepiece: an 18-hole championship course with a clubhouse and views from many homes. Emirates Golf Club is nearby. The Address Montgomerie hotel and Vida Emirates Hills add dining and wellness options.
Away from golf, residents have lakes, parks and walking and cycling paths. The streets are quiet, and most life happens behind private walls, in gardens, pools and home cinemas rather than on the street.
Schools and Healthcare
| School | Notes |
| Dubai International Academy (DIA) | Inside or beside the community; one of the large international schools in the area |
| Dubai British School | British curriculum; commonly listed as serving the community |
| Other schools in The Meadows and The Springs | Short drive; check KHDA for ratings and availability |
Names and distances differ between guides. Check KHDA and the schools directly, and join waiting lists early.
Healthcare: Mediclinic Meadows and Saudi German Hospital Dubai are listed as nearby options in local guides. Check your nearest 24-hour emergency option before choosing a home.
Roads, Commute and Transport
Emirates Hills has direct access to Sheikh Zayed Road (E11), and sits close to Dubai Marina, JLT, Media City and Internet City.
| Destination | Approx. Drive Time |
| Dubai Marina and JLT | About 10 minutes |
| Media City and Internet City | About 5–10 minutes |
| Downtown Dubai | About 20–25 minutes |
| Dubai International Airport (DXB) | About 25–35 minutes |
Approximate off-peak times; test at the hours you’ll travel.
There is no metro station in the community, so most residents drive.
Pros and Cons of Living in Emirates Hills
Pros
- Very large private plots and a quiet, secure setting
- Golf, lakes and green space on your doorstep
- Close to Dubai Marina, Media City and Sheikh Zayed Road
- Established, freehold and prestigious address
- Strong demand from high-net-worth buyers
Cons
- Very high entry prices
- Low rental yield (roughly 2–4% gross)
- Thin liquidity; exits can be slow
- High total running costs for large homes
- No metro and limited walkable amenities
- Older homes may need major renovation or rebuilding
Emirates Hills vs Other Top Villa Communities
| Community | How It Compares |
| Palm Jumeirah (villas) | Beach and island lifestyle at a higher price per sqft; Palm villas averaged around AED 8,300 per sqft in H1 2026 per Property Monitor, against about AED 3,500 in REIDIN’s Emirates Hills data |
| Jumeirah Islands | Lake-front villas at a lower scale; different price tier |
| Al Barari | Lush, low-density botanical setting; average about AED 3,275 per sqft in H1 2026 |
| Jumeirah Golf Estates | Golf-focused, newer homes; averaged about AED 3,038 per sqft in Q1 2026 |
| Burj Khalifa Residences and luxury apartments | City-centre luxury without land; very different lifestyle |
For other options, see our guides to the best villa communities and best communities to live in Dubai.
Buying a Ready Villa vs Building on a Plot
A ready villa gets you in faster, with known costs. A plot lets you design your own home but adds time, approvals and construction risk. Before you buy either:
- Confirm plot area and built-up area on the title deed
- Check design, setback and approval rules for the sector with the community management
- Get an independent structural and MEP inspection of any existing villa
- Obtain contractor quotes and a realistic timeline before committing to a build
- Check for any restrictions on rebuilding or extending
Ask a qualified lawyer and engineer to review the specifics, and read our risks of buying property in Dubai checklist and freehold property guide.
Should You Buy or Rent in Emirates Hills?
Rent first if you’re relocating, want to test the commute and sector, or aren’t ready to commit AED 40 million or more. Buy if you want land and privacy for the long term, accept low yields, and can hold through a slower resale market. Use our renting vs buying numbers to compare costs.
Due Diligence Checklist
- Verify the title, plot area and built-up area
- Compare the price with registered sales in the same sector
- Inspect the structure, roof, pool and MEP systems
- Get the service charge statement and 12 months of utility bills
- Check the view, orientation and neighbouring plots
- Confirm any planned construction nearby
- Review the rental history if you plan to let it
How We Compiled This Guide
This guide combines registered transaction data from Property Finder, REIDIN’s market reports, Metropolitan and Property Monitor resale reports for comparable communities, asking-price data from Bhomes and Bayut, and area guides, all checked in October 2026. Where sources disagree, we say so. This article is general information, not financial or legal advice.
Talk to First Call Real Estate
If you’d like help comparing sectors, checking recent registered sales, or shortlisting villas and plots, contact First Call Real Estate or browse our current listings. To compare agencies first, see our Top 50 real estate companies in Dubai ranking.
Last updated: 28 Oct 2026. We refresh this guide quarterly as new data is published.
Frequently Asked Questions
What is Emirates Hills Dubai?
Emirates Hills is an ultra-luxury gated villa community developed by Emaar, built around the Montgomerie Golf Club and a network of lakes. It’s one of Dubai’s original freehold areas, known for large custom villas on big private plots.
Is Emirates Hills freehold?
Yes. It is one of Dubai’s original freehold communities. Always confirm the title type on the property documents.
How much does a villa cost in Emirates Hills?
Registered 5-bedroom sales from November 2025 to January 2026 ranged from about AED 38.8 million to AED 87.75 million, averaging roughly AED 62 million. Asking prices on portals average higher, and the largest mansions reach AED 190 million or more.
What is the price per sqft in Emirates Hills?
REIDIN’s index shows about AED 3,500 per sqft in early 2026. Registered 5-bed sales worked out to about AED 2,800 to AED 5,200 per sqft, and asking-based guides quote AED 4,850 to AED 6,150.
How much is rent in Emirates Hills?
Five-bedroom villas typically rent for AED 1.2 million to AED 3.5 million a year, with an average of about AED 1.65 million on Property Finder. Larger or lakefront homes can exceed that.
What is the rental yield in Emirates Hills?
Roughly 2–4% gross, depending on the villa. Published figures range from about 1.96% to 3.8%.
What are the service charges in Emirates Hills?
One source puts them at about AED 1.5–1.7 per sqft per year, though other guides call maintenance high. Ask for the statement for the specific villa.
How big are the plots in Emirates Hills?
Plots generally range from about 12,000 to 45,000 sqft, and built-up areas often exceed 10,000 sqft.
Are there schools in Emirates Hills?
Dubai International Academy is inside or beside the community, and Dubai British School and other schools in The Meadows and The Springs are a short drive away.
Is there a metro near Emirates Hills?
No. There is no metro station in the community, and most residents drive. Sheikh Zayed Road is nearby.
How far is Emirates Hills from Dubai Marina and Downtown?
About 10 minutes to Dubai Marina and 20–25 minutes to Downtown Dubai in normal traffic.
Is Emirates Hills a good investment?
It suits long-term holders who value land, privacy and prestige. Yields are low and resale can be slow, so it isn’t a high-yield or quick-exit play.
Emirates Hills vs Palm Jumeirah: which is better?
Palm Jumeirah offers beachfront island living at a higher price per sqft, while Emirates Hills offers larger plots, golf and a quieter, inland setting. The right choice depends on lifestyle and budget.
Can I buy a plot and build in Emirates Hills?
Plots can be bought on the resale market, but building requires design approvals, a contractor and time. Get legal and engineering advice before you commit.
