Dubai Hills Estate
A large, green master-planned community between Al Khail Road and Umm Suqeim Road, built around an 18-hole golf course and a central park, with Dubai Hills Mall, schools and a hospital inside its boundary.
Dubai Hills Estate is the first phase of Mohammed Bin Rashid City. Emaar Properties and Meraas announced the joint venture in 2013, and the community now covers about 2,700 acres, or roughly 11 million square metres, between Al Khail Road and Umm Suqeim Road. It was planned around open space: an 18-hole championship golf course runs through one side of the estate, Dubai Hills Park sits at the heart of the other, and Emaar puts the total area of parks and open space at about 1.45 million square metres.
The homes range from apartments to some of the largest villas in the city. Mid-rise apartment buildings such as Park Heights, Mulberry, Collective, Acacia and Golfville line the park, the central boulevard and the mall, with one to three bedroom layouts and a small number of studios. Townhouse and villa clusters such as Maple, Sidra Villas, Club Villas, Golf Place and Golf Grove offer three to seven bedrooms, and Dubai Hills View and Dubai Hills Grove hold custom-built mansions on large plots, many of them on the golf course.
Daily life is unusually self-contained for a Dubai suburb. Dubai Hills Mall, with more than 650 shops, opened in 2022, three GEMS schools are inside the community, and King's College Hospital London has a hospital inside the estate. The community is still growing: new apartment buildings are under construction around the park and the golf course, with handovers planned until the end of the decade.
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Getting around
There is no Metro station inside Dubai Hills Estate, and most residents drive. The nearest stations are Equiti and Mall of the Emirates on the Red Line, along Sheikh Zayed Road, about 15 to 20 minutes away by car. The RTA's DH1 bus runs an hourly circular route from Equiti station through the community, with stops at Dubai Hills Mall, Park Heights and King's College Hospital. By car, Al Khail Road (E44) runs along the community's edge and is the quickest route to Downtown Dubai, Business Bay and the airport; Umm Suqeim Street (D63) leads west towards Al Barsha and the coast, and Sheikh Mohammed Bin Zayed Road (E311) is a short drive south. Apartments have covered or underground parking and villas have their own garages, and Dubai Hills Mall has a large public car park. At rush hour, Al Khail Road is often heavy between Dubai Hills and Meydan, and the community's entrances are busy at school drop-off and pick-up times.
Travel times
| Destination | Minutes | Kilometres |
|---|---|---|
| Mall of the Emirates | 10 to 15 min | 7 km |
| Dubai Media City | 15 to 20 min | 12 km |
| Kite Beach | 15 to 20 min | 11 km |
| Business Bay | 15 to 20 min | 16 km |
| Downtown Dubai (Burj Khalifa and Dubai Mall) | 15 to 20 min | 16 km |
| DIFC | 20 to 25 min | 17 km |
| City Walk | 20 to 25 min | 17 km |
| Dubai Marina | 20 to 25 min | 15 km |
| Destination | Minutes | Kilometres |
|---|---|---|
| Dubai Creek Harbour | 20 to 25 min | 20 km |
| Palm Jumeirah (Atlantis The Palm) | 25 to 30 min | 19 km |
| Expo City Dubai | 25 to 30 min | 25 km |
| Dubai International Airport (DXB), Terminal 1 | 25 to 30 min | 23 km |
| Dubai International Airport (DXB), Terminal 3 | 25 to 30 min | 25 km |
| Al Maktoum International Airport (DWC) | 35 to 40 min | 34 km |
| Abu Dhabi (Sheikh Zayed Grand Mosque) | 80 to 90 min | 122 km |
By car, outside rush hour. Times vary with traffic.
Investment potential
Dubai Hills Estate is one of the few communities in Dubai where buyers can choose between an apartment with a rental yield above 6% and a large family villa, with schools, a hospital and a major mall inside the same boundary.
Prices have risen modestly over the past year while the number of sales has fallen sharply. Between about 2,600 and 3,600 sales were registered over the most recent twelve months, depending on the source. Property Finder's count of about 2,600 is down by almost half on the year before, with an average of about AED 2,400 per square foot, up about 2%, and a median price of around AED 2.4 million. Apartments sold for about AED 2,400 to 2,500 per square foot on average in 2026, and villas and townhouses for about AED 2,800 to 2,900. In the first half of 2026, Bayut ranked Dubai Hills Estate the most popular area for buying luxury villas in Dubai, and off-plan sales made up about 62% of all transactions, according to Driven Properties.
Apartments return gross yields of about 5.8% to 6.3%, while villas return about 4.3% to 4.7%, because their prices are much higher. Tenant demand comes mainly from families, drawn by the schools and parks, and Bayut reports that asking rents for villas, particularly five-bedroom homes, rose in the first half of 2026. Returns vary between buildings and clusters, and homes with park or golf course views are in particular demand.
New supply is still arriving. Emaar has apartment projects such as Greencrest, Rosehill and Vida Residences Hillside due for handover in 2029, and King's College Hospital London began work in September 2026 on an expansion that will take its Dubai Hills hospital to 200 beds by 2028.
Indicative prices
- 1 bedroom apartment
- about AED 1.6M to 1.7M on average
- Annual rent about AED 90,000 to 100,000
- 2 bedroom apartment
- about AED 2.4M to 2.8M on average
- Annual rent about AED 145,000
- 3 bedroom apartment
- about AED 3.6M to 4.9M on average
- Annual rent about AED 250,000
- 3 bedroom townhouse or villa
- about AED 6.7M on average, from about AED 3.9M
- Annual rent about AED 350,000
- 4 bedroom villa
- about AED 8M to 13M on average
- Annual rent about AED 360,000 to 585,000
- 5 bedroom villa
- about AED 17M to 23M on average
- Annual rent about AED 890,000 to 1.0M
- 6 bedroom villa and mansions
- about AED 42M to 48M on average
- Annual rent about AED 1.3M to 2.4M
Key figures
- Average price per sq ft, apartments
- About AED 2,400 to 2,500
- Average price per sq ft, villas
- About AED 2,800 to 2,900
- Price change, last 12 months
- Up about 2% to 3%
- Gross rental yield, apartments
- About 5.8% to 6.3%
- Gross rental yield, villas
- About 4.3% to 4.7%
- Median sale price
- About AED 2.4M
- Sales in the last 12 months
- About 2,600 to 3,600, depending on the source
Figures as of October 2026.
Sources: Dubai Land Department data via Property Finder, Property Monitor (through Engel & Völkers) and dataHabibi; Bayut H1 2026 sales and rental market reports; Metropolitan Premium Properties H1 2026 resale reports; Driven Properties H1 2026 report; listing data from Betterhomes and Provident.
Figures are indicative and for information only. They are not financial advice.
Lifestyle
Life here is green, quiet and built for families. Dubai Hills Park, about 180,000 square metres according to Emaar, is the heart of the community, with play areas, a skate park, sports courts, an outdoor gym and jogging tracks, and Emaar counts about 54 kilometres of jogging and cycling paths across the estate. The streets are wide and walkable, and most villa clusters have their own pools, parks and play areas. Dubai Hills Golf Club, with its clubhouse restaurants, overlooks the course, and the Downtown skyline is visible from many of the homes on its fairways. Dubai Hills Mall covers shopping, dining and entertainment, with a Géant hypermarket, Roxy Cinemas and The Storm Coaster indoor rollercoaster. Three GEMS schools and King's College Hospital are inside the community, Mall of the Emirates is 10 to 15 minutes away by car, and Kite Beach and Al Sufouh Beach about 15 to 20. The community feels calmer than the city centre and the Marina, with little nightlife of its own.
Places nearby
Schools and nurseries
- GEMS Wellington Academy, Al KhailBritish curriculum, inside the community
- GEMS International School, Al KhailIB curriculum, inside the community
- GEMS New Millennium School, Al KhailIndian (CBSE) curriculum, inside the community
- Kings' School Al BarshaBritish curriculum, about 1.4 km away
- Blossom Nursery, Dubai HillsBritish early years curriculum, inside the community
Healthcare
- King's College Hospital London, Dubai HillsHospital inside the community, expanding to 200 beds by 2028
- Mediclinic Parkview HospitalHospital with a 24-hour emergency department, on Umm Suqeim Street
- Saudi German Hospital, Al BarshaFull hospital in neighbouring Al Barsha
- Al Zahra Hospital, Al BarshaFull hospital in neighbouring Al Barsha
Shopping and groceries
- Dubai Hills MallMore than 650 shops, restaurants, a cinema and a Géant hypermarket
- Mall of the EmiratesMajor mall with Ski Dubai, 10 to 15 minutes by car
Dining
- Hillhouse BrasserieRestaurant at Dubai Hills Golf Club
- The Duck HookRestaurant at Dubai Hills Golf Club
- Dubai Hills MallRestaurants and cafes across the mall
Parks and beaches
- Dubai Hills ParkCentral park with play areas, a skate park, sports courts and jogging tracks
- Kite BeachPublic beach, 15 to 20 minutes by car
Culture and leisure
- Dubai Hills Golf Club18-hole championship course with a floodlit practice area and golf academy
- The Storm CoasterIndoor rollercoaster inside Dubai Hills Mall
- Roxy Cinemas, Dubai Hills MallCinema inside the mall
Why buyers choose it
- A green, family-focused community built around an 18-hole golf course and Dubai Hills Park
- Three GEMS schools, King's College Hospital and Dubai Hills Mall inside the community
- A wide choice of homes, from one-bedroom apartments to golf course mansions
- Apartment gross yields of about 5.8% to 6.3%, with steady demand from families
- Downtown Dubai and Business Bay in about 15 to 20 minutes outside rush hour
- Dubai International Airport in about 25 to 30 minutes outside rush hour
- Developed by Emaar, with freehold ownership for all nationalities
Worth knowing
- No Metro station inside the community; the nearest stations are 15 to 20 minutes away by car
- Al Khail Road is often heavy at rush hour, and the entrances are busy at school drop-off and pick-up times
- Prices and rents are above the Dubai average, and villas yield less than apartments
- Building work continues on new projects around the park and the golf course, with handovers planned until 2029
- The number of sales fell sharply over the past year, even though prices held
- Service charges vary between buildings and clusters; check the registered figure before buying
- Little nightlife inside the community, and no beach within walking distance
Who it suits
- Families who want schools, parks and a hospital close to home
- Buyers looking for a villa or townhouse in an established Emaar community
- Investors who want an apartment with a yield of about 6% in a community with lasting family demand
- Golfers, and buyers who want a home on the fairway with a view of the Downtown skyline
- Professionals working in Downtown, Business Bay or Al Barsha who prefer a quieter suburb
Dubai Hills Estate in pictures
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