Dubai Hills Estate.
Dubai Hills Estate is a prestigious newer community featuring a championship golf course, luxury villas, townhouses, and apartments. It offers a blend of green open spaces and modern living, halfway between Downtown and Dubai Marina.
Part of the larger Mohammed Bin Rashid City project, Dubai Hills Estate is developed by Emaar and Meraas. Spanning 11 million sqm, it is often dubbed the 'Beverly Hills of Dubai' for its upscale vibe and centerpiece 18-hole golf course. The community includes Dubai Hills Mall, a modern shopping destination, and the Dubai Hills Park, one of the city's largest community parks. Residential offerings range from ultra-luxury mansions in gated sectors like Dubai Hills Grove and View, to more affordable apartments in collective developments. With tree-lined roads, cycling tracks, and top-tier schools and hospitals (like King's College Hospital) within or nearby, Dubai Hills has quickly become one of the most sought-after addresses. Its location, equidistant to Downtown and the Marina, makes it very convenient for commuters who desire suburban tranquility.
Investment Overview
Residential Properties
Average PriceAED 1,300 per sq ft
Price RangeAED 1.8M - 30M
Annual Growth6.8%
Rental Yield5.2%
Commercial Properties
Average PriceAED 1,800 per sq ft
Price RangeAED 3M - 25M
Annual Growth4.5%
Rental Yield6.5%
Market Insights
- •One of the best-performing villa communities in recent years; saw price jumps of 20%+ annually during 2021-2023 due to high demand and limited handovers.
- •Apartments in Dubai Hills have also gained value, especially after the mall opening – average prices ~AED 1200-1500 per sqft depending on project.
- •Rental yields around 5% reflect the area's luxury positioning, but high occupancy and long-term investor confidence remain due to the central location and amenities.
Short-Term ROI
5-6%
Annual Return
Long-Term ROI
7-8%
Annual Return
Location & Access
Along Al Khail Road, between Downtown Dubai and Dubai Marina, near Barsha South.
Dubai Hills Estate is accessible via Umm Suqeim Street and Al Khail Road, roughly 15 minutes' drive from Downtown and 15-20 minutes from Dubai Marina. The estate's internal roads connect to these main arteries. Currently, no Dubai Metro directly serves the community, but it is a short drive from Mall of the Emirates station. The planned Route 2020 Metro extension may bring stations closer in the future. The central location makes it easy to reach business districts like TECOM/Barsha Heights or Dubai South (Expo) within 20-25 minutes by car.
Transportation
Primarily via car given current public transport limitations. Well-connected by Al Khail Rd and Umm Suqeim Rd. RTA bus routes service the Dubai Hills Mall and nearby communities, linking to metro stations. Many residents also use ride-hailing. Future planned metro stops may further enhance connectivity.
Key Attractions
Dubai Hills Golf Club
A scenic par-72 golf course offering views of the Downtown skyline, with a modern clubhouse, dining, and academy - a key leisure attraction within the estate.
Dubai Hills Park
A 180,000 sqm urban park featuring playgrounds, a skate park, jogging track, dog park, and splash pad, catering to families and fitness enthusiasts.
Dubai Hills Mall
A newly opened mall with over 650 retail and dining outlets, plus entertainment including an indoor roller coaster, serving as a regional shopping hub.
King's College Hospital
A state-of-the-art medical facility in Dubai Hills, providing high-end healthcare services and adding convenience and peace of mind for residents.
Community & Lifestyle
Upscale yet family-friendly. Dubai Hills offers a balanced lifestyle with emphasis on outdoor recreation (golf, parks, cycling) and high-end convenience (mall, healthcare). Residents tend to be professionals and families who appreciate the blend of city accessibility and suburban serenity. The community is active during weekends with residents out in the parks or at the mall, but maintains a calm ambiance overall.
Popular For
- Golf course community
- Brand-new luxury homes
- Central yet green environment
Community Features
- Gated villa sub-communities and modern apartments
- Bike lanes and pedestrian-friendly design
- Top-tier schools (GEMS) within or near the estate
- Hospitals and clinics nearby for convenience
Investment Tips
Off-plan purchases in Dubai Hills have yielded strong returns, but current entry prices are higher – focus on well-located properties (park-facing or close to mall) for best value retention.
HOA (Home Owners Association) fees for villas and townhouses can be significant due to landscaping and security costs; factor these in when calculating ROI.
Traffic within estate is smooth, but exits to main roads can be busy during rush hour – homes closer to exit points might save commuting time.
Neighborhood Guide
Dubai Hills Estate represents modern suburban living at its finest – if you want a brand new home, plenty of greenery, and don't mind driving a bit for city outings, it's hard to beat. Everything is designed for comfort and class. Golfers, families, and anyone seeking a healthy, balanced lifestyle find it ideal. Just be prepared for ongoing growth around you, as the community is still expanding with new projects.