Updated: November 2026 | Dubai Livin Property Research
Dubai Hills Estate is one of Dubai’s best-known master-planned communities. Emaar develops it in a joint venture with Meraas. It sits around an 18-hole championship golf course, with Dubai Hills Park, Dubai Hills Mall, schools and a hospital inside the community.
Right now, Emaar lists homes in Dubai Hills Estate from AED 1.2 million. Its newest off plan apartment releases, including Greencrest, Rosehill, Parkwood and Vida Residences Hillside, are advertised from roughly AED 1.7 million to AED 2.0 million. Villas cost many times more.
The community is close to Al Khail Road (E44), between Downtown Dubai and Dubai Marina. That central position is a big reason it stays in demand with families and tenants.
But the big question is: is Dubai Hills Estate a good place to buy in 2026?
If you want a green, family-friendly Emaar community close to the city’s main business districts, with a deep resale and rental market, Dubai Hills Estate deserves a close look.
Of course, there are things to weigh up: prices that are no longer cheap, service charges that vary widely between buildings, the lack of a metro station inside the community, and a steady stream of new launches.
In this guide, I’ll walk you through Dubai Hills Estate’s location, sub-communities, prices, what buyers have actually paid, service charges, payment plans, rental yields, schools and amenities, and the current off plan releases, so you can decide whether it suits you.
What is Dubai Hills Estate?
Dubai Hills Estate is a mixed-use master community developed by Emaar Properties as a joint venture with Meraas.
Emaar describes it as a 2,700-acre development spanning more than 11 million square metres, with an 18-hole championship golf course, around 1,450,000 square metres of parks and open space, the 180,000-square-metre Dubai Hills Park, and the 282,000-square-metre Dubai Hills Mall. Emaar also counts three schools and a 54 km bicycle route.
The Dubai Land Department (DLD) records the area’s sales under Hadaeq Sheikh Mohammed Bin Rashid, which is part of Mohammed Bin Rashid City (MBR City). The current off plan projects are registered to Dubai Hills Estate L.L.C.
Unlike most of Emaar’s newer communities, Dubai Hills Estate is largely built and lived in. New phases are still being launched around it.
Dubai Hills Estate: Community overview
| Feature | Details |
|---|---|
| Community name | Dubai Hills Estate |
| Master developer | Emaar Properties, in a joint venture with Meraas |
| Registered developer (current off plan) | Dubai Hills Estate L.L.C |
| Location | MBR City, off Al Khail Road (E44); DLD area: Hadaeq Sheikh Mohammed Bin Rashid |
| Size | 2,700 acres (over 11 million sq m) |
| Property types | Apartments, townhouses and villas |
| Emaar’s advertised entry price | From AED 1.2 million |
| Median registered sale price (12 months to Oct 2026) | AED 2.24 million (AED 2,403 per sq ft) |
| Median gross yield, ready apartments | 6.00% |
| Key amenities | 18-hole golf course, Dubai Hills Park, Dubai Hills Mall, King’s College Hospital, three GEMS schools |
Sources: Emaar Properties and Dubai Data’s DLD-derived records (data through 9 November 2026). Prices, availability and contract terms change and must be confirmed with the developer.
Where is Dubai Hills Estate located?
Dubai Hills Estate sits in MBR City, beside Al Khail Road (E44). Dubai Hills Mall is at the junction of Al Khail Road and Umm Suqeim Street, while the schools and King’s College Hospital sit off Al Marabea Street.
Emaar gives indicative drive times of about 15 minutes to Downtown Dubai and Dubai Marina, about 20 minutes to Dubai International Airport, and about 30 minutes to Al Maktoum International Airport.
Treat these as developer estimates. Real drive times depend on traffic, the time of day and which part of the community you live in. Test your commute at the hours you’d actually travel.
Why does Dubai Hills Estate’s location matter?
1. Central access to Dubai’s main districts
The community sits between the older city centre and the newer districts to the west. Downtown, Business Bay, Al Barsha and Dubai Marina are all within a short drive, which is why it appeals to people who work across the city.
2. Access to major highways
Al Khail Road (E44) is the main spine. GEMS Wellington – Dubai Hills also lists access from Sheikh Mohammed Bin Zayed Road (E311), and the mall’s original launch plan lists connections to Sheikh Zayed Road and Umm Suqeim Street.
3. Public transport: no metro station yet
There is no metro station inside Dubai Hills Estate. In July 2024 the RTA launched route DH1, a circular bus between Dubai Hills and Equiti Metro Station on the Red Line, running every hour at AED 5 per trip at launch. If you don’t drive, check the current DH1 timetable before choosing a building.
Emaar’s 2017 mall announcement mentioned a planned Dubai Metro link. No opening date has been confirmed, so don’t buy on the assumption that a metro is coming.
4. A green residential environment
Emaar markets Dubai Hills Estate as “The Green Heart of Dubai”. Parks, the golf course and cycling routes run through the community, so it feels very different from dense districts like Business Bay or JLT.
What are the sub-communities in Dubai Hills Estate?
Dubai Hills Estate is made up of many neighbourhoods, each with its own buildings, prices and service charges. Broadly, they fall into three groups.
| Type | Examples | What to expect |
|---|---|---|
| Apartment neighbourhoods | Park Heights (Acacia, Mulberry), Park Ridge, Park Point, Collective, Collective 2.0, Golf Suites, Golfville, Socio, Ellington House, Park Horizon, Golf Grand, Elvira, Vida Residences, Address Residences | Studios to 3-bedroom apartments around the park, mall and golf course |
| Townhouses and semi-detached homes | Maple 1, 2 and 3, plus townhouses in some newer releases | 3- to 5-bedroom family homes |
| Villa neighbourhoods | Sidra 1, 2 and 3, Golf Grove, Club Villas, Parkways, Fairways, Golf Place, Golf Place II, Palm Hills, Address Villas Hillcrest | 3- to 6-bedroom villas, including large golf-course homes |
Names come from Emaar’s community listing, Bayut’s area guides and the DLD service-charge records. The list is not exhaustive.
The neighbourhood you choose affects your price, your service charges and who your tenants will be far more than the “Dubai Hills Estate” name does.
What projects are available at Dubai Hills Estate in 2026?
Emaar’s Dubai Hills Estate page lists nearly 40 projects, and most are completed or sold out. These are the main recent off plan releases on the page on 11 November 2026. Several older projects also show a handful of remaining units.
Dubai Hills Estate projects comparison
| Project | Homes | Emaar “from” price | Units shown available | DLD declared completion | Last DLD inspection |
|---|---|---|---|---|---|
| Greencrest | 1–3 bed apartments | AED 1,743,888 | 27 | 30 June 2029 | 1.2% (7 May 2026) |
| Rosehill | 1–3 bed apartments | AED 1,756,888 | 5 | 30 June 2029 | 7.8% (2 June 2026) |
| Parkwood | 1–3 bed apartments, 3 bed townhouses | AED 1,759,888 | 20 | 31 January 2029 | 15.0% (7 May 2026) |
| Vida Residences Hillside | 1–3 bed apartments, 3 bed townhouses | AED 1,827,888 | 21 | 31 May 2029 | 10.0% (4 May 2026) |
| Hillsedge | 1–2 bed apartments | AED 1,847,888 | 20 | 31 January 2029 | 25.6% (6 June 2026) |
| Palace Residences Hillside B | 1–3 bed apartments, 3 bed townhouse | AED 1,960,000 | Not shown | Not yet found in registry data | — |
| Park Gate 2 | 4–5 bedrooms | AED 14,120,000 | Not shown | Not verified | — |
Prices and availability are as displayed on Emaar’s website on 11 November 2026 and change daily. Completion dates are DLD registry dates, not handover promises.
Get a Shortlist of Homes at Dubai Hills Estate
Tell us your budget, preferred bedroom count and timeline, and a Dubai Livin property specialist will send you a shortlist of available homes across Dubai Hills Estate’s new releases and ready resale market.
Greencrest at Dubai Hills Estate
Greencrest offers one- to three-bedroom apartments facing the Dubai Hills golf course. Emaar lists sizes of 832 to 1,878 sq ft.
The DLD registry records Greencrest as project number 4136, with 195 units, registered on 10 October 2025 and a declared completion date of 30 June 2029.
Rosehill and Parkwood at Dubai Hills Estate
Rosehill is a 555-unit apartment project with a declared completion date of 30 June 2029. Only five units were showing as available on Emaar’s site.
Parkwood combines apartments with three-bedroom townhouses. It has 488 registered units and a declared completion date of 31 January 2029.
Vida Residences Hillside and Hillsedge
Vida Residences Hillside is a 500-unit branded project overlooking Hillside Park, with apartments from 726 to 1,827 sq ft and some townhouses.
Hillsedge is the most advanced of the current releases, recorded at 25.6% complete at its June 2026 inspection, with a declared completion date of 31 January 2029.
Palace Residences Hillside at Dubai Hills Estate
Palace Residences Hillside is a branded pair of towers beside Hillside Park, linked by a sky bridge. Emaar lists Palace Residences Hillside from AED 1,719,888 (four units showing) and the newer Hillside B from AED 1,960,000.
The DLD registry lists a Palace Residences Hillside A with 360 units and a declared completion date of 30 June 2029. Confirm which phase and registration number your unit belongs to before you book.
How much do homes at Dubai Hills Estate cost?
Prices depend heavily on the property type and the neighbourhood.
For apartments, Dubai Data’s analysis of registered DLD sales for the 12 months to October 2026 shows these medians:
| Home type | Median sale price | Median AED per sq ft | Median size |
|---|---|---|---|
| Studio | AED 950,000 | 2,110 | 434 sq ft |
| 1-bedroom apartment | AED 1.76 million | 2,384 | 728 sq ft |
| 2-bedroom apartment | AED 2.69 million | 2,382 | 1,104 sq ft |
| 3-bedroom apartment | AED 4.46 million | 2,559 | 1,744 sq ft |
Villas are a different market. Bayut’s H1 2026 report put average villa asking prices in Dubai Hills Estate at AED 9.57 million for four bedrooms, AED 22.68 million for five bedrooms and AED 48.35 million for six bedrooms, at about AED 2,870 per sq ft.
Within that, Bayut’s 2026 area guide lists average asking prices of:
- Maple: about AED 6.71 million for a 4-bedroom home.
- Sidra: about AED 8.54 million for 3 bedrooms, AED 11.77 million for 4 and AED 19.25 million for 5.
- Golf Place II: about AED 22.92 million for 5 bedrooms.
- Address Villas Hillcrest: about AED 24.82 million for 5 bedrooms.
Villa figures are asking prices from listings, not registered sale prices. Use them as a guide only.
What have buyers actually paid at Dubai Hills Estate?
Dubai Data recorded 2,287 registered sales in Dubai Hills Estate in the 12 months to October 2026, at a median AED 2.24 million and AED 2,403 per sq ft. About 58% of those sales were off plan.
Two trends stand out:
- Sales volumes have fallen. Registered sales were down 43.9% on the previous 12 months.
- Price per square foot has levelled off. The median rose from AED 1,702 per sq ft in 2022 to AED 2,283 in 2024 and AED 2,426 in 2025. So far in 2026 it is AED 2,377, and year-on-year growth over the last 12 months was just 0.6%.
That doesn’t mean prices will fall. It does mean the fast gains of 2022 to 2024 shouldn’t be assumed for the next few years.
Are new launches cheaper than the wider Dubai Hills Estate market?
Not always. Here are the registered medians for the current releases over the same 12 months:
| Project | Registered sales | Median price | Median AED per sq ft |
|---|---|---|---|
| Greencrest | 145 | AED 1.81 million | 2,142 |
| Parkwood | 75 | AED 2.01 million | 2,413 |
| Vida Residences Hillside | 111 | AED 2.02 million | 2,493 |
| Hillsedge | 60 | AED 2.07 million | 2,488 |
| Palace Residences Hillside A | 347 | AED 2.57 million | 2,594 |
| Rosehill | 107 | AED 3.06 million | 2,246 |
| Dubai Hills Estate (all sales) | 2,287 | AED 2.24 million | 2,403 |
Greencrest and Rosehill sold below the community’s median price per square foot. Vida Residences Hillside and Palace Residences Hillside A sold above it.
Does a higher registered sale price mean a better investment?
No. A higher median can simply reflect bigger units, better views or a branded product. What matters is whether the price you pay is fair against comparable homes, and whether rent or resale demand will support it.
Should buyers compare price per square foot?
Yes, but compare like with like. A new off plan apartment due in 2029 should be weighed against ready apartments of a similar size and view, after allowing for the years you’ll wait without rent.
What are the service charges in Dubai Hills Estate?
Service charges are where many buyers get caught out in Dubai Hills Estate, because they vary so widely.
DLD service-charge records for 2026, compiled by PropertyStellar, show:
| Building or neighbourhood | Type | 2026 service charge (AED per sq ft per year) |
|---|---|---|
| Socio | Apartments | 30 |
| Golfville | Apartments | 29 |
| Golf Suites | Apartments | 26 |
| Collective | Apartments | 25 |
| Park Heights | Apartments | 21 |
| Park Point | Apartments | 21 |
| Park Ridge | Apartments | 15.9 |
| Club Villas | Villas | 6.6 |
| Golf Grove | Villas | 6.3 |
| Golf Place | Villas | 4.2 |
| Maple | Townhouses | 3.6 |
| Sidra | Villas | 3.3 |
So on a 1,000 sq ft apartment, the yearly charge could be anywhere from about AED 16,000 to AED 30,000 depending on the building. Villa sub-communities charge far less per square foot, although villas are larger. For Sidra, DXBinteract estimates about AED 13,700 to AED 22,900 a year for a 3-bedroom villa.
Always ask for the latest RERA-approved service charge for the exact building before you buy. Charges are set each year and can change.
What is the Dubai Hills Estate payment plan?
Emaar sets the payment plan per release and shows the schedule for each unit at booking. It isn’t published as one standard plan for the whole community.
Recent releases have commonly been reported with an 80/20 structure. For example, Alnair reported an 80/20 plan for Greencrest at launch. Confirm the exact percentages and instalment dates for your unit with Emaar.
See how these plans compare in our guide to Dubai off plan payment plans.
Example: Buying an apartment for AED 1,743,888
Assuming a 10/70/20 arrangement on Greencrest’s advertised starting price:
| Payment stage | Percentage | Amount |
|---|---|---|
| Booking | 10% | AED 174,389 |
| During construction | 70% | AED 1,220,722 |
| At completion | 20% | AED 348,778 |
| Total | 100% | AED 1,743,888 |
This is an illustrative calculation with rounded amounts, not a current quotation for an available unit.
So, how much do you actually need to pay upfront?
Besides the booking payment, budget for the Dubai Land Department’s 4% registration fee and related costs.
On an AED 1,743,888 purchase, a 10% booking (AED 174,389) plus the 4% DLD fee (AED 69,756) comes to roughly AED 244,144 before admin charges. See our full guide to DLD fees in Dubai.
Is the 80/20 payment plan suitable for investors?
It spreads payments across construction, which helps cash flow.
But you’ll have paid around 80% before you can live in or rent out the unit. In Dubai Hills Estate, you could instead buy a ready apartment and collect rent straight away, so compare both options before you commit.
When will Dubai Hills Estate projects be completed?
Much of Dubai Hills Estate is already completed and occupied.
For the current off plan releases, DLD-derived registry dates range from 31 January 2029 (Parkwood and Hillsedge) to 30 June 2029 (Greencrest, Rosehill and Palace Residences Hillside A). Vida Residences Hillside is recorded at 31 May 2029.
These are declared registry dates, not contractual handover dates. Check the completion date and any grace period in your Sale and Purchase Agreement.
What is the construction status of Dubai Hills Estate projects?
According to DLD inspection records published by Dubai Data:
- Hillsedge was 25.6% complete at its 6 June 2026 inspection.
- Parkwood was 15.0% complete on 7 May 2026.
- Vida Residences Hillside was 10.0% complete on 4 May 2026.
- Palace Residences Hillside A was 7.9% complete on 5 May 2026.
- Rosehill was 7.8% complete on 2 June 2026.
- Greencrest was 1.2% complete on 7 May 2026.
Inspections are irregular, so a figure that hasn’t changed for a few months doesn’t mean work has stopped. Ask the developer for a current progress update.
What amenities are available at Dubai Hills Estate?
Dubai Hills Estate’s amenities are already open, which is a big difference from newer communities where facilities are still promised.
- Golf: Dubai Hills Golf Club, with an 18-hole championship course overlooking the Downtown skyline.
- Parks: Dubai Hills Park, about 180,000 sq m, plus Hillside Park and around 1,450,000 sq m of parks and open space overall, and a 54 km bicycle route.
- Shopping: Dubai Hills Mall, which Emaar lists at 282,000 sq m, with a cinema and family entertainment, plus neighbourhood retail strips.
- Healthcare: King’s College Hospital London – Dubai, which Emaar says operates 24 hours, and an American Hospital clinic inside Dubai Hills Mall.
- Schools: see below.
Which schools are in Dubai Hills Estate?
Emaar counts three schools in the community. All three are GEMS schools near Al Khail Road Exit 18 (Al Marabea):
| School | Curriculum | KHDA or GEMS rating |
|---|---|---|
| GEMS Wellington – Dubai Hills (formerly GEMS Wellington Academy – Al Khail) | British, nursery to Year 13 | Very Good (KHDA 2023–24) |
| GEMS International School – Dubai Hills (formerly GEMS International School – Al Khail) | International Baccalaureate | Good (KHDA 2023–24) |
| GEMS New Millennium School – Al Khail | Indian (CBSE) and British | Very Good (as listed by GEMS) |
Check current fees, ratings and seat availability directly with each school. Waiting lists can be long in popular year groups.
For more options across the city, see our guide to the best international schools in Dubai.
What makes the green-community concept different?
Most daily needs, including school, supermarket, mall, park and clinic, sit within one master community. For families, that can mean shorter school runs and less time in traffic than in communities where these are spread out or still being built.
Do golf and park views increase property value?
They can. Buyers and tenants often pay more for open views, but the premium varies by unit and isn’t guaranteed. View can also be lost if new buildings go up nearby, so ask what is planned on neighbouring plots.
Is Dubai Hills Estate a good investment in 2026?
Dubai Hills Estate can be a strong long-term choice, but in 2026 it is a mature, fully priced market rather than an early-stage bargain.
Reasons buyers may consider Dubai Hills Estate
1. Emaar’s master-development experience
Emaar, with Meraas, has already delivered much of the community, so buyers can see the finished product instead of relying on renders.
2. An established, lived-in community
The mall, park, golf course, hospital and schools are already operating.
3. Deep rental and resale demand
Dubai Data counts 2,376 registered 1-bedroom rental contracts and 2,030 2-bedroom contracts in the last 12 months. That depth gives investors real evidence to price rent and resale.
4. Central location
It sits between Downtown and Dubai Marina, with fast access to Al Khail Road.
What are the investment risks?
1. Construction and completion risk
New releases are due in 2029, and timelines can move.
2. High acquisition costs
With a median sale price of AED 2.24 million, entry costs are well above newer areas such as Emaar South.
3. Future residential competition
Emaar keeps launching new towers. Many will hand over around the same time in 2029, which could add rental and resale competition.
4. Rental market uncertainty
Rents depend on the wider market. Strong rents today aren’t a promise of future rents.
5. Service charges
Some apartment buildings charge AED 25 to 30 per sq ft a year, which eats into net returns.
6. Slowing price growth
Price per square foot has been roughly flat since 2025, and sales volumes have dropped.
What rental returns could Dubai Hills Estate generate?
Dubai Data’s DLD-derived analysis puts the median gross yield on ready apartments at 6.00%, based on registered Ejari rents against registered ready-home sale prices:
| Home type | Median annual rent | Median ready price | Gross yield |
|---|---|---|---|
| Studio | AED 70,000 | AED 960,000 | 7.29% |
| 1-bedroom apartment | AED 90,000 | AED 1.53 million | 5.87% |
| 2-bedroom apartment | AED 140,000 | AED 2.46 million | 5.69% |
| 3-bedroom apartment | AED 246,000 | AED 4.00 million | 6.14% |
Villas yield less. Bayut’s H1 2026 report put the gross yield on luxury villas in Dubai Hills Estate at about 4.30%, based on asking prices and rents. Bayut’s 2026 rental guide lists average villa rents of about AED 276,000 for a 3-bedroom Maple home and AED 377,000 for a 3-bedroom Sidra villa.
How should investors estimate rental income?
Start with gross yield:
Gross yield = annual rent ÷ purchase price × 100
Then take off the service charge. This is the step most guides skip, and in Dubai Hills Estate it changes the answer:
| Scenario | Gross yield | Service charge | Yield after service charge |
|---|---|---|---|
| 1-bed apartment, AED 1.53M, rent AED 90,000, 728 sq ft, building at AED 15.9/sq ft | 5.88% | AED 11,575 | 5.13% |
| Same apartment, building at AED 21/sq ft | 5.88% | AED 15,288 | 4.88% |
| Same apartment, building at AED 30/sq ft | 5.88% | AED 21,840 | 4.45% |
| 3-bed Sidra villa, AED 8.54M asking, rent AED 377,000 | 4.41% | AED 13,743–22,862 | 4.15%–4.25% |
These are scenarios that combine medians and averages from different sources, not forecasts. They exclude DLD fees, agency fees, maintenance, vacancy and financing.
The lesson: the same apartment can lose more than a full percentage point of yield in a high-charge building. Villas start with lower yields, but service charges barely move them.
Is Dubai Hills Estate better suited to rental income or capital appreciation?
Ready apartments are the stronger choice for rental income, because you can check real rents and charges before you buy.
Villas suit owner-occupiers and long-term buyers who care more about lifestyle and long-run value than yield. With price growth flattening, don’t count on fast capital gains from either.
Dubai Hills Estate vs Arabian Ranches vs Dubai Creek Harbour
Buyers comparing Dubai Hills Estate often look at Arabian Ranches for villas and Dubai Creek Harbour for central Emaar apartments.
| Factor | Dubai Hills Estate | Arabian Ranches | Dubai Creek Harbour |
|---|---|---|---|
| Positioning | Green, central golf community | Established suburban villa community | Waterfront apartment community near the city centre |
| Main property type | Apartments, townhouses and villas | Villas and townhouses | Apartments |
| Villa asking price per sq ft (Bayut H1 2026) | About AED 2,870 | About AED 2,184 | — |
| Villa gross yield (Bayut H1 2026, asking) | About 4.30% | About 3.87% | — |
| Median registered sale price (Dubai Data, 12 months) | AED 2.24 million | — | AED 2.65 million |
| Apartment gross yield (Dubai Data) | 6.00% | — | 5.47% |
Figures come from different sources and methods, so use them for positioning, not exact ranking.
Arabian Ranches is cheaper per square foot for villas but further from the centre. Dubai Creek Harbour is apartment-led and waterfront. Read our Dubai Creek Harbour guide, or for lower entry prices our Emaar South guide. For new villas further south, see The Heights by Emaar.
Within MBR City you can also compare other developers in our MBR City off plan guide.
Pros and cons of Dubai Hills Estate
| Pros | Cons |
|---|---|
| Central location between Downtown and Dubai Marina | No metro station inside the community |
| Mall, park, golf course, hospital and schools already open | Entry prices well above newer suburbs |
| Deep rental and resale market | Some apartment buildings have high service charges |
| Ready apartments yield around 6% gross | Price per sq ft has been flat since 2025 |
| Choice of apartments, townhouses and villas | Many new towers due around 2029 could add competition |
Who should consider buying at Dubai Hills Estate?
Families planning a long-term home
If you want schools, parks and a hospital close by, and a short drive to the city’s business districts, Dubai Hills Estate is one of the most complete options in Dubai.
Long-term apartment investors
The deep tenant market and DLD-verified rents make it easier to price an investment. Pick buildings with reasonable service charges.
Buyers seeking immediate rental income
Buy ready. Many completed buildings already have tenants and rent histories, so you can check real income before you commit. If you’re renting here first, our Renting in Dubai guide covers Ejari registration, rental cheques and the RERA rental index.
Buyers intending to resell before completion
Reselling before handover depends on demand, developer rules and transfer costs. With price growth flattening and several towers due in 2029, don’t buy purely to flip.
What should buyers check before purchasing at Dubai Hills Estate?
Before you commit, check:
- The exact sub-community and building, not just the “Dubai Hills Estate” name.
- The latest RERA-approved service charge for that building.
- Comparable registered sale prices and Ejari rents for similar units.
- The project’s DLD registration number, escrow account and declared completion date.
- The payment schedule, handover date and any grace period in your Sale and Purchase Agreement.
- What is planned on neighbouring plots, if a view matters to you.
- Your commute at peak hours, and the DH1 bus timetable if you don’t drive.
- School places for your children’s year groups.
- Your total upfront costs, including the 4% DLD fee. See our Buying Property in Dubai guide.
If you’re buying to qualify for residency, see our guides to residency in Dubai, the UAE residence visa and the Golden Visa through property.
Final verdict: Is Dubai Hills Estate worth buying?
If you want a central, green Emaar community where the amenities already exist, Dubai Hills Estate remains one of Dubai’s safest-feeling choices.
Its strengths are real: a finished park, mall, golf course, hospital and schools, a deep tenant market, and around 6% gross yields on ready apartments.
Weigh these against higher entry prices, wide gaps in service charges, flattening price growth and the many new towers due around 2029.
For most investors, a well-chosen ready apartment in a building with reasonable charges offers the clearest numbers. For families, the right villa or townhouse neighbourhood matters more than the launch price.
Compare specific units, buildings and payment plans before you decide. For more ideas, see our guide to the best off plan projects in Dubai and our Dubai Real Estate Guide.
Interested in Dubai Hills Estate?
Considering an apartment, townhouse or villa in Dubai Hills Estate?
Dubai Livin can connect you with a property specialist to review current prices, available units, floor plans, service charges and payment options.
Request the latest prices and availability across Greencrest, Rosehill, Parkwood, Vida Residences Hillside, Hillsedge and Palace Residences Hillside, or ready homes for resale.
Compare Available Homes at Dubai Hills Estate
Not sure whether off plan or ready suits you better?
Get help comparing units by size, view, service charge and expected rent.
Request a Dubai Hills Estate Comparison
Property availability, prices and contractual details require current developer confirmation. Enquiries may be referred to an appropriate property specialist with your consent.
Frequently asked questions about Dubai Hills Estate
What is Dubai Hills Estate?
Dubai Hills Estate is a 2,700-acre master community in MBR City, developed by Emaar Properties with Meraas, built around an 18-hole golf course, Dubai Hills Park and Dubai Hills Mall.
Where is Dubai Hills Estate located?
It sits in Mohammed Bin Rashid City, beside Al Khail Road (E44), roughly between Downtown Dubai and Dubai Marina.
How much do homes in Dubai Hills Estate cost?
Emaar lists homes from AED 1.2 million. The median registered sale price over the 12 months to October 2026 was AED 2.24 million. Villas usually cost several million dirhams more, with average 4-bedroom asking prices around AED 9.6 million.
What are the service charges in Dubai Hills Estate?
2026 DLD records show apartment buildings at about AED 16 to 30 per sq ft a year, and villa sub-communities such as Sidra and Maple at about AED 3 to 4 per sq ft.
What is the rental yield in Dubai Hills Estate?
Dubai Data puts the median gross yield on ready apartments at 6.00%. Bayut estimates about 4.3% for villas. Net yields are lower after service charges and other costs.
What off plan projects are available in Dubai Hills Estate?
Current releases on Emaar’s site include Greencrest, Rosehill, Parkwood, Vida Residences Hillside, Hillsedge, Palace Residences Hillside and Park Gate 2.
What is the payment plan in Dubai Hills Estate?
Emaar sets the plan per release and unit. Recent releases have commonly been reported as 80/20. Confirm your unit’s schedule before booking.
Which schools are in Dubai Hills Estate?
GEMS Wellington – Dubai Hills, GEMS International School – Dubai Hills and GEMS New Millennium School – Al Khail.
Is there a metro station in Dubai Hills Estate?
No. The RTA’s DH1 bus links Dubai Hills with Equiti Metro Station on the Red Line.
Is Dubai Hills Estate good for families?
Yes, for most families. It has schools, parks, a hospital and a mall inside the community, though prices are higher than in newer suburbs.
Is Dubai Hills Estate better than Arabian Ranches?
Dubai Hills Estate is more central and mixes apartments with villas. Arabian Ranches is villa-focused and cheaper per square foot, according to Bayut’s H1 2026 data.
Can foreigners buy property in Dubai Hills Estate?
International buyers should verify the freehold status and ownership eligibility for the specific project. See how to buy property in Dubai as a foreigner.
Can Dubai Hills Estate units be sold before handover?
Off plan resale may be possible, subject to developer requirements, contract terms and registration conditions. Confirm the rules before buying.
Research sources
- Emaar — Dubai Hills Estate
- Emaar — Greencrest
- Emaar — Vida Residences Hillside
- Emaar — Palace Residences Hillside B
- Emaar — Dubai Hills Mall launch announcement (2017)
- Dubai Data — Dubai Hills Estate sales, rents and yields
- Dubai Data — Greencrest registry and sales
- Dubai Data — Hillsedge registry and sales
- PropertyStellar — Dubai Hills service charges (DLD index)
- Bayut — Dubai Sales Market Report H1 2026
- Bayut — Popular communities to rent in Dubai Hills Estate
- RTA — DH1 bus route to Equiti Metro Station
- GEMS Wellington – Dubai Hills — location
- GEMS International School – Dubai Hills — location
- Dubai Land Department — Property sale registration
Editorial disclaimer: Dubai Livin is an independent property research platform and is not the official website of Emaar Properties. This article provides general market information and does not constitute personalised investment or financial advice.
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