Dubai Hills Estate
The family flagship.
Families who want the full-service masterplan, schools, mall, golf and hospital inside the plan, and investors who want a clean split: apartments for income around 6 percent gross, villas for the strongest capital story in Dubai right now.
Short-stay investors and anyone who wants to live on a metro line. The estate is car-dependent, and buyers who need a finished, construction-free environment should stick to the fully delivered pockets or look elsewhere.
What Dubai Hills Estate trades at.
| Median price | Per sqft | Median rent | Gross yield | Sales | |
|---|---|---|---|---|---|
| Apartments | AED 2.05M | AED 2,330 | AED 144K | 7% | 2,003 |
| Villas | AED 8.81M | AED 2,560 | AED 617K | 7% | 301 |
A long-let family market first; short-stay interest around the mall and golf course is growing, but tourist demand is secondary to Marina, Downtown and Business Bay, and DET holiday-home permits run per unit.
The strongest all-round family offer in Dubai. Mall, golf, schools and a hospital sit inside the community, the parks are real, and the villa districts are quiet. You will drive most places, and the later phases are still building.
Source: DLD transaction data via DXB Interact, twelve months to August 2026 · Summers ratings are our own judgment.
Dubai Hills Estate is Emaar's largest masterplan and the closest thing Dubai has to a complete family city: Dubai Hills Mall, an 18-hole golf course, King's College Hospital and several open schools all sit inside the plan. It is also, quietly, the strongest luxury performer in the city. In H1 2026 the estate recorded 51 home sales above USD 10 million, the highest count of any community in Dubai, ahead of Palm Jumeirah.
The market splits cleanly in two. Apartments average around AED 2.4M per transaction at roughly AED 2,500 per sqft and return about 6.3 percent gross, which is real income territory. Villas average AED 13.7M per transaction at AED 2,100 to 2,900 per sqft; the widely quoted AED 2,870 figure belongs to the luxury golf-front subset alone. Across all product, DLD recorded 1,071 sales through early August 2026 at a median of AED 2.42M, up 5 percent on the same period last year with price per square foot flat. Villa yields sit near 4.3 percent; that product trades on capital and end-user demand, not income.
Two caveats. There is no metro station as of 2026, so the estate is car-dependent by design. And the masterplan is still completing: the majority is delivered and occupied, but later sub-phases are handing over and roughly 8,000 upcoming units sit in the tracked pipeline (DXB Interact, Aug 2026), which keeps construction activity, and some rent-softening risk, in the picture for several more years.
New launches in Dubai Hills Estate. Only projects launched in the last 12 months make the list.
Launch pricing and payment plans are the figures the developer published at launch and can change with each release. We confirm current pricing and availability before you commit to anything. Advertised by Summers Real Estate under DLD marketing permit 161130.
A single blended average misleads here: the estate spans entry apartments around AED 2,500 per sqft to golf-front villas priced well above that.
Later phases are still delivering, so check handover status pocket by pocket, and price the supply pipeline into any rental underwriting.
Different jobs. Apartments return around 6.3 percent gross and carry the rental demand. Villas return closer to 4.3 percent but hold the capital story, and the estate led all of Dubai with 51 sales above USD 10 million in H1 2026. We match the product to whether the buyer wants income or appreciation.
Mostly, but not uniformly. Emaar has delivered the bulk of the estate, while later sub-phases are still handing over, with about 8,000 upcoming units in the tracked pipeline. Before treating a purchase as pure secondary stock, confirm the exact sub-community, Golf Place, Sidra or Maple for example, is fully built and handed over.
No. As of 2026 you drive for everything, which is the trade you accept against Downtown or Marina. In exchange you get the mall, the golf course, King's College Hospital and several open schools inside the masterplan.
It can. The upcoming pipeline is a genuine rent-softening risk over the next few years, and it matters more for apartment landlords than villa owners. We treat current yields as healthy but not guaranteed to hold.