Emirates Hills
A gated community of about 600 custom-built villas around the Montgomerie golf course and its lakes, between Sheikh Zayed Road and Al Khail Road, and one of the most expensive villa addresses in Dubai.
Emirates Hills was launched by Emaar Properties in 2003 and covers about 3.5 square kilometres inland from Dubai Marina and Jumeirah Lakes Towers. It is part of Emirates Living, the wider Emaar development that also includes The Meadows, The Springs and The Lakes, but it is quite different from its neighbours: instead of rows of matching villas, it is made up of about 600 individual homes on large private plots, most of them designed and built by their owners.
The homes are free-standing villas and mansions, most with five to seven bedrooms and many with more than 15,000 square feet of built-up area. Plots run from about 12,000 square feet to more than 40,000 square feet, and the best of them face the fairways of the 18-hole Montgomerie golf course or the lakes that run through it. The community is divided into lettered sectors, such as E, L, P, R and W, and a small group of golf-side maisonettes offers a smaller way in.
Daily life is quiet and private. Entry is controlled at the gates, the internal roads carry little traffic, and there are no shops or offices inside the community. Schools, clinics and supermarkets are a few minutes away in The Meadows and The Springs, and Dubai Marina, JLT and Dubai Internet City are close by across Sheikh Zayed Road. Some older villas are being renovated or rebuilt, so building work is part of the street scene.
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Getting around
Emirates Hills is a place to drive. There is no Metro station inside the community; the nearest Red Line stations on Sheikh Zayed Road, Al Fardan Exchange (formerly Al Khail) and Sobha Realty, are about 5 to 6 km away by car, and RTA buses serve the neighbouring communities rather than the villa streets. Sheikh Zayed Road is a few minutes from the gates, which puts Dubai Marina, JBR and Dubai Internet City within about 15 to 20 minutes, and Al Khail Road and First Al Khail Street lead inland to Al Barsha, Dubai Hills and Downtown. Every villa has its own parking, usually for several cars. Inside the gates traffic is light, but Sheikh Zayed Road and the junctions around JLT and Dubai Marina are busy at morning and evening rush hours.
Travel times
| Destination | Minutes | Kilometres |
|---|---|---|
| Dubai Internet City | 15 to 20 min | 6 km |
| Dubai Marina (Dubai Marina Mall) | 15 to 20 min | 7 km |
| JBR beach | 15 to 20 min | 8 km |
| Mall of the Emirates | 20 to 25 min | 10 to 11 km |
| Dubai Hills Mall | 20 to 25 min | 14 km |
| Palm Jumeirah (Atlantis The Palm) | 25 to 30 min | 14 km |
| Kite Beach | 25 to 30 min | 16 km |
| Expo City Dubai | 25 to 30 min | 20 km |
| Destination | Minutes | Kilometres |
|---|---|---|
| Downtown Dubai (Burj Khalifa and Dubai Mall) | 25 to 30 min | 23 km |
| Business Bay (Bay Square) | 30 to 35 min | 23 to 24 km |
| DIFC | 30 to 35 min | 26 km |
| Dubai International Airport (DXB), Terminal 1 | 40 to 45 min | 35 to 36 km |
| Dubai International Airport (DXB), Terminal 3 | 40 to 45 min | 38 to 40 km |
| Al Maktoum International Airport (DWC) | 45 to 50 min | 33 to 36 km |
| Abu Dhabi (Sheikh Zayed Grand Mosque) | 75 to 85 min | 114 to 118 km |
By car, outside rush hour. Times vary with traffic.
Investment potential
Emirates Hills is bought for scarcity and status more than for income: there are only about 600 villas, most of them one of a kind, and very few change hands in any year.
About 26 villa sales were registered in the twelve months to October 2026, roughly 28% fewer than a year earlier. Recorded prices ranged from about AED 30 million to AED 233.5 million, and most sales in 2026 fell between about AED 50 million and AED 100 million. A typical sale works out at about AED 4,000 per square foot of built-up area, but the plot, the view and the age of the house move the price more than the size does: a golf or lake frontage, or a plot on the most sought-after stretches, can add tens of millions.
The top of the market sets records for the whole city. A mansion sold for AED 425 million at the start of 2025, and a seven-bedroom villa overlooking the lakes and the golf course sold for AED 260 million in August 2025, about AED 18,489 per square foot. In July 2026 a seven-bedroom villa was let for AED 17 million for one year, the highest residential rent reported in Dubai.
Rental income is modest next to the purchase price. Asking rents for five to seven bedroom villas mostly run from about AED 1.1 million to AED 4 million a year, and the median gross yield is about 2%, so the return has mainly come from rising values. Many buyers purchase an older villa to renovate or rebuild, and Emaar has released a small number of new plots, which sold at roughly AED 2,500 to 3,000 per square foot of plot. New supply is limited to occasional plot releases and the rebuilding of existing villas.
Indicative prices
- 4 bedroom maisonette, Montgomerie Maisonettes
- about AED 15M (asking)
- 5 bedroom villa
- AED 39M to 100M
- Annual rent AED 1.25M to 2.2M
- 6 bedroom villa
- AED 33M to 128M
- Annual rent AED 1.1M to 2.8M
- 7 bedrooms or more
- AED 60M to 134M; listed up to AED 260M
- Annual rent AED 1.1M to 4M
Key figures
- Villa sales in the last 12 months
- 26, about 28% fewer than a year earlier
- Recorded sale prices, last 12 months
- About AED 30M to 233.5M
- Typical price per sq ft
- About AED 4,000 of built-up area
- Gross rental yield
- About 2% (median)
- Highest rent reported
- AED 17M a year, a 7 bedroom villa, July 2026
Figures as of October 2026.
Sources: Dubai Land Department transaction data via Property Finder and YallaValue; listing data from Property Finder; GCP-Reidin data via Gulf News (August 2025); Khaleej Times (July 2026); Betterhomes and Provident area guides.
Figures are indicative and for information only. They are not financial advice.
Lifestyle
Life in Emirates Hills centres on the home and the golf course. Villas have private gardens and pools, and the Montgomerie Golf Club has an 18-hole course, a golf academy and a clubhouse with a restaurant overlooking the fairways; the Emirates Golf Club, with its Majlis and Faldo courses, is a short drive away. There are no shops inside the gates, so residents use the supermarkets at Meadows Village, Meadows Town Centre and the Springs Souk, a few minutes by car. Several well-regarded schools sit just outside the community, including Dubai International Academy, Dubai British School and Emirates International School Meadows, which makes the school run short. For an evening out, Dubai Marina, JBR and the Mall of the Emirates are 15 to 25 minutes away, and the nearest beach is at JBR.
Places nearby
Schools and nurseries
- Dubai International Academy, Emirates HillsIB curriculum, about 1.6 km away
- Dubai British School, Emirates HillsBritish curriculum, about 1.2 km away
- Emirates International School, MeadowsIB curriculum, in The Meadows, about 1.5 km away
- Raffles Nursery and Emirates Hills NurseryNurseries a few minutes away
Healthcare
- Mediclinic MeadowsClinic in The Meadows, about 5 minutes by car
- Saudi German Hospital DubaiHospital in Al Barsha
Shopping and groceries
- Waitrose, Meadows VillageSupermarket, a few minutes by car
- Spinneys, Meadows Town CentreSupermarket with shops and cafes
- Springs SoukNeighbourhood mall with a Carrefour Market
- Dubai Marina Mall and Mall of the EmiratesLarge malls, 15 to 25 minutes by car
Dining
- Montgomerie Golf Club clubhouseRestaurant and terrace overlooking the course
- Dubai Marina Walk and The Walk at JBRRestaurants and cafes, 15 to 20 minutes by car
Parks and beaches
- JBR beachPublic beach, 15 to 20 minutes by car
- Kite BeachPublic beach, 25 to 30 minutes by car
Culture and leisure
- Montgomerie Golf Club18-hole course and golf academy inside the community
- Emirates Golf ClubMajlis and Faldo courses, next to Emirates Living
- Ski Dubai, Mall of the EmiratesIndoor ski slope, 20 to 25 minutes by car
Why buyers choose it
- About 600 individual villas on large private plots, behind controlled gates
- Homes facing the fairways and lakes of the 18-hole Montgomerie golf course
- One of the most expensive villa addresses in Dubai, with some of the city's record sales and its highest reported rent
- Limited supply: few villas come up for sale, and new plots are released only occasionally
- Well-known IB and British schools just outside the community
- Dubai Marina, JBR and Dubai Internet City about 15 to 20 minutes away
- Freehold for all nationalities
Worth knowing
- Entry prices start in the tens of millions of dirhams, and running a large villa and garden is costly
- A median gross yield of about 2% makes it a poor choice for rental income
- Few sales each year, about 26 in the last twelve months, so selling can take time
- No Metro station; the nearest is about 5 to 6 km away, so a car is essential
- No shops inside the gates; the nearest supermarkets are a short drive away
- Renovation and rebuilding work on neighbouring plots can bring noise and site traffic
- Rush-hour traffic on Sheikh Zayed Road and around JLT adds time to trips across the city
Who it suits
- Families who want space, privacy and a large garden close to good schools
- High-net-worth buyers who want a trophy home or a plot to build their own
- Golfers who want to live on the course
- Long-term buyers looking to hold value rather than earn rental income
- Professionals working in Dubai Marina, JLT, Dubai Internet City or Media City who want a short drive
Emirates Hills in pictures
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