Dubai Hills Estate – Area & Neighbourhood Guide

Dubai Hills Estate is a luxurious urban development located in the heart of Dubai, forming part of the first phase of Mohammed Bin Rashid City (MBR City). Developed by Emaar Properties, this expansive community spans an area of over 10 million square meters. Dubai Hills Estate features a meticulously planned mix of residential neighborhoods and vast green spaces. Centered around an 18-hole championship golf course, this master-planned community integrates a wide range of recreational, commercial, and leisure facilities to offer residents an exceptional lifestyle.

One of the defining characteristics of Dubai Hills Estate is its extensive greenery—approximately 1,450,000 square meters of parks and open spaces—as well as 54 kilometers of walking and cycling tracks, promoting a healthy lifestyle and outdoor activities for residents.

Location and Accessibility

Dubai Hills Estate enjoys a strategic location along Al Khail Road (E44), near its intersection with Umm Suqeim Street. This prime positioning ensures convenient access to key destinations across the city. By car, it takes approximately 15 minutes to reach Downtown Dubai and the Burj Khalifa from Dubai Hills Estate, and around 18 to 20 minutes to get to Dubai International Airport (DXB). The new Al Maktoum International Airport is also accessible within about 30 minutes by car.

The estate's proximity to major highways—such as Sheikh Mohammed bin Zayed Road and Al Khail Road—makes commuting to other areas of Dubai straightforward and efficient. While there is currently no metro station within Dubai Hills Estate itself, nearby stations such as "Mall of the Emirates" and "Equiti" in Al Barsha are located within a short driving distance. Additionally, several bus stops in the vicinity (notably in Al Barsha South 1) enhance public transportation options for residents.

Surrounding Neighborhoods and Nearby Areas

Driving times to several prominent areas and attractions near Dubai Hills Estate are as follows:

Mall of the Emirates: Approximately 10 minutes
Dubai Sports City: Approximately 10 minutes
Al Quoz: Approximately 15 minutes
Sustainable City: Approximately 15 minutes
Downtown Dubai and Burj Khalifa: Approximately 15 to 20 minutes
Dubai Polo & Equestrian Club: Approximately 10 minutes
Dubai Miracle Garden / Butterfly Garden: Approximately 14 minutes
Wild Wadi Water Park: Approximately 15 minutes
Theme Parks (Dubai Parks and Resorts): Approximately 15 minutes
Dubai Marina and Beachfront Area: Approximately 20 minutes
Dubai International Airport (DXB): Approximately 20 minutes
Al Maktoum International Airport (DWC), South Dubai: Approximately 30 minutes

Lifestyle and Investment Appeal

High quality of life and extensive green spaces
Prime urban location and accessibility
Variety of modern residential options
Strong return on investment and property value growth
Unique leisure and tourism attractions

Considering these factors, Dubai Hills Estate stands out as one of the top choices in Dubai’s real estate market in terms of quality of life, local amenities, and investment potential. In 2024, the area ranked as the third most popular location for villa purchases in Dubai and continues to attract both local and international buyers.

Lifestyle and Quality of Life in Dubai Hills Estate

The lifestyle in Dubai Hills Estate can be described as a harmonious blend of upscale urban living and suburban tranquility. While the skyscrapers of Downtown Dubai are visible on the horizon, the neighborhood itself is filled with palm-lined streets, lush golf fairways, and family-friendly parks. Wide roads and gated residential communities contribute to a sense of security and exclusivity for residents.

Amenities and Facilities

One of the main reasons Dubai Hills Estate is highly attractive for families and residents is the comprehensive range of amenities and urban services available within or around the community. Below are the key facilities that enhance the appeal of the area:

Parks and Green Spaces

At the heart of Dubai Hills Estate lies Dubai Hills Park—a vast urban park covering 180,000 square meters, serving as a central recreational hub for residents.

Golf Club and Outdoor Recreation

Dubai Hills Golf Club features an internationally acclaimed 18-hole championship course. The golf course offers a unique playing experience with views of the Burj Khalifa and the Downtown skyline, making it one of the most scenic courses in the city.

Shopping and Entertainment

Dubai Hills Mall is the primary retail and entertainment destination within the community. Spanning over 190,000 square meters of leasable retail space and housing approximately 750 outlets, it is one of the largest malls in the UAE. The mall features a wide selection of luxury and everyday brands, a large hypermarket, food courts, and dozens of restaurants and cafes. Its standout attractions include the modern Roxy Cinemas, the indoor Adventure Park, and the record-breaking Storm Coaster—the world’s fastest indoor rollercoaster.

Educational Institutions (Schools and Nurseries)

Dubai Hills hosts the renowned GEMS Wellington Academy – Al Khail, which follows the British National Curriculum from primary through A-Levels. Just a short distance away is Kings’ School Al Barsha, considered one of Dubai’s top British schools. For families preferring an Indian or international curriculum, GEMS New Millennium School is located right next to the estate and offers a hybrid of India’s CBSE and the UK’s IGCSE programs. There are also several high-quality nurseries nearby, including Blossom Nursery and Raffles Early Childhood Centre.

Healthcare and Medical Facilities

Dubai Hills Estate ensures excellent access to premium healthcare services. King’s College Hospital London – Dubai, a renowned multi-specialty hospital with 160 beds, is located adjacent to the community on Al Marabea Street and operates 24/7 with advanced medical services across multiple disciplines. Additionally, the KIDEO Clinic for diabetes and endocrinology is situated within Dubai Hills, and a branch of the American Hospital Clinic operates inside Dubai Hills Mall. Mediclinic Parkview Hospital, located in nearby Al Barsha South, is also just a few minutes' drive away.

Retail and Daily Conveniences

A large Geant hypermarket in Dubai Hills Mall and several neighborhood grocery stores in the Maple community and Park Heights apartments make daily shopping effortless. Moreover, the community features local mosques, beauty salons, laundromats, and other essential service providers distributed throughout the area.

Cultural and Social Attractions

The community’s close proximity to major leisure destinations such as Global Village and Dubai Miracle Garden (within a 15-minute radius) offers residents a wealth of cultural and recreational experiences.

Notable Projects and Active Developers in the Area

Villa and Townhouse Projects by Emaar:

- Maple I, II, III
- Sidra Villas
- Fairway Vistas
- Parkway Vistas

Mid-rise Apartment Complexes:

- Acacia
- Mulberry
- Park Point
- Park Ridge
- Collective

Off-Plan Projects (Under Construction):

- Parkwood
- Vida Residences and more

Several private developers are also actively contributing to the development of Dubai Hills Estate, including:

Ellington
Iman Developers
H&H Development

See Off-Plan Projects in Dubai Hills Estate

Population Statistics and Resident Profile

Current estimates indicate that several thousand households reside in the completed sections of Dubai Hills Estate. A large portion of the buyers and tenants are expatriate professionals and mid- to senior-level executives who have chosen this area for its high-quality residences and proximity to business hubs.

Project Statistics and Residential Inventory (Completed and Under Construction)

Total Planned Units

The Dubai Hills Estate master plan envisions more than 70,000 residential units, including villas, townhouses, and apartments.

Units Completed by Early 2025

A substantial portion of the area’s residential projects was completed and handed over by the end of 2024. According to transaction records, over 7,100 property sales were registered in Dubai Hills Estate in 2024 alone—mostly involving newly delivered homes and resale of completed units. It is estimated that approximately 10,000 to 12,000 units—roughly 35–40% of the total planned supply—have been delivered to date.

Units/Projects Under Construction

In addition to completed homes, a significant portion of the residential supply is still under development or in planning stages—approximately 60–65% of the total capacity. Newer projects launched since 2018 are gradually nearing completion.

Unit Type Distribution

Of the total planned inventory, an estimated 60% comprises apartments, while around 40% consists of villas and townhouses (subject to minor variation).

Average Property Sale Price Analysis

Over the past few years, the property sales market in Dubai Hills Estate has witnessed a robust upward trend. The average price of residential units—both villas and apartments—has increased sharply, positioning the area among the most expensive non-waterfront locations in Dubai. To illustrate, here are recent average price benchmarks:

Property Type	Price per sqm (USD)	Price per sq ft (AED)	Average Size (sq ft)	Average Sale Price (AED)
Studio Apartment	6,764	2,300	435	1,000,000
1-Bedroom Apartment	6,470	2,200	772	1,700,000
2-Bedroom Apartment	7,352	2,500	1,120	2,800,000
3-Bedroom Apartment	7,352	2,500	1,640	4,100,000

3-Bedroom Villa 6,470 2,200 2,954 6,500,000

4-Bedroom Villa 6,764 2,300 2,521 5,800,000

5-Bedroom Villa 8,533 2,900 4,379 12,700,000

Despite rising prices, Dubai Hills Estate continues to rank among Dubai’s hottest real estate markets. The price growth here has consistently outpaced the citywide average. Analysts attribute this trend to a combination of limited supply—especially for ready villas—versus high demand, as well as the sustained popularity of the area among international cash buyers.

In summary, the Dubai Hills Estate sales market currently operates as a seller’s market: prices are high, and although the rate of increase has moderated compared to 2021–2022, the upward trend persists. For end-users, the area remains highly attractive due to its superior quality of life. For investors, despite the elevated prices, the strong rental returns and positive long-term outlook continue to make it a compelling investment destination.

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Average Property Rental Price Analysis

Based on listings from the past 6 months, the average annual rents in Dubai Hills Estate are as follows:

For Apartments:

Studio: AED 63,000
1-Bedroom: AED 94,000
2-Bedroom: AED 145,000
3-Bedroom: AED 270,000

For Villas:

3-Bedroom: AED 265,000
4-Bedroom: AED 300,000
5-Bedroom: AED 370,000

Rental Yield:

The average gross rental yield for apartments in the area ranges between 7% and 8% annually, offering solid returns for investors.

Market Trends and Forecast for 2025–2026

As part of Dubai’s broader real estate market, Dubai Hills Estate is influenced by the city’s economic conditions and supply-demand dynamics. In 2024, over 7,000 transactions were recorded in Dubai Hills Estate—an impressive figure that reflects strong liquidity and sustained investor interest.

Forecasts for the coming years (2025 and 2026) are largely positive and indicate continued growth, though a slight moderation in the pace of price increases is expected. This trend is driven by ongoing demand from affluent individuals and international investors seeking ready homes in premium communities. With its strong brand appeal, prime location, and fully developed infrastructure, Dubai Hills Estate is likely to continue outperforming the city average.

By 2026, multiple market scenarios are conceivable:

Optimistic Scenario: If Dubai continues attracting high-net-worth individuals and global companies—fueled by progressive visa and economic policies—demand for quality housing may remain high, potentially driving prices upward by approximately 5% annually, albeit at a more moderate pace than previous years.
Moderate Scenario: Following several years of rapid growth, the market may enter a stabilization phase where property prices level off and primarily track general inflation trends.

Key indicators suggest that by 2026, many of Dubai’s major developments—including large portions of Dubai Hills Estate—will be completed. A reduced volume of new supply could help preserve the value of existing properties. Additionally, the Dubai 2040 Urban Master Plan—which aims to increase the city’s population to 5.4 million and develop new urban hubs—anticipates a need for approximately half a million new residential units over the next 15 years. A significant portion of this growth will be concentrated in and around Mohammed Bin Rashid City, including Dubai Hills Estate.

From a macro perspective, the long-term outlook for Dubai’s real estate market—and by extension, Dubai Hills Estate—remains upward and expansionary.

In the ultra-luxury villa segment, Dubai Hills Estate could witness new price records in 2025–2026.

Investment Outlook

Most analysts agree that Dubai Hills Estate retains strong growth potential over the next 2–3 years, though future gains may not match the explosive growth seen during the 2021–2022 peak. Long-term investors are generally advised to hold onto their assets in this area, as properties not only appreciate steadily but also offer strong rental income streams.

For new buyers, 2025 may represent the last opportunity to purchase at prices before the area reaches full completion. Once all infrastructure and developments are finalized, there is potential for another price surge as the community enters full maturity and construction-related risks diminish.

Final Summary

In conclusion, the outlook for Dubai Hills Estate is undeniably positive. Key factors such as its prime location, strong branding by Emaar, high-quality residential community, exceptional amenities, and supportive macroeconomic policies in Dubai—including the 10-year Golden Visa for property buyers, zero property taxes, and robust investment security—have all contributed to the area’s standout performance amid Dubai’s booming real estate market.

While no market is entirely immune to fluctuations, Dubai Hills Estate appears poised to maintain its strength in the medium term and could remain one of the most stable and profitable segments of the UAE property market.

If you are looking to make a professional, informed, and data-driven decision regarding buying, selling, or renting property in Dubai Hills Estate, our expert consultants at Homeland Realty are here to assist you. We provide access to the latest market updates, ongoing development insights (including projects not yet publicly announced), and exclusive off-market listings that are not available in the open market.

Through detailed comparisons with other prime areas in Dubai, we help you identify the right opportunities at the right time and place—ensuring you maximize your return on investment with clarity and confidence.

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FAQs about Dubai Hills Estate

What types of properties are available in Dubai Hills Estate?

Dubai Hills Estate offers a variety of properties, including apartments, townhouses, and villas. There are also off-plan developments available for investment.

What is the average rent in Dubai Hills Estate?

Rentals in Dubai Hills Estate vary depending on the property type and size. A 1-bedroom apartment typically rents for AED 90,000 per year, while larger villas can cost upwards of AED 200,000 annually.