Emirates Hills is Dubai’s ultra-luxury benchmark villa community, often called the Beverly Hills of Dubai. It sits directly off Sheikh Zayed Road behind Dubai Marina and Jumeirah Lakes Towers, wrapped around Emaar’s Montgomerie 18-hole championship golf course. This guide gives a quick overview of the community, what property costs, and who it suits. For the full investment analysis, read our Emirates Hills 2026 investment guide.
Emirates Hills at a glance
- Developer: Emaar, completed in phases through the early-to-mid 2000s (substantially around 2003)
- Property type: custom-designed villas and mansions, low-rise and club-format
- Entry price: 3-bedroom villas from roughly AED 11–18.5 million (asking prices)
- Rental yield: low, with broker estimates around 2.5–4.26% gross
- Buyer profile: ownership skews heavily to cash buyers holding long term
- Golden Visa: even the smallest entry points sit well above AED 10 million, far over the AED 2 million threshold
What makes it different
Emirates Hills was originally sold as “white plots”, bare land parcels of roughly 1,100 to over 4,000 square metres, which buyers used to commission custom mansions. No two are identical, from Mediterranean villas to modern glass-and-steel compounds. The community is organised into alphabetically labelled sectors (E, W, P, H, R and others) around the golf course and the lake system. Many transactions happen off-market, so public price data is thinner than almost anywhere else in Dubai.
Villa prices by bedroom count
Current asking prices on Bayut and Property Finder (checked live) show:
| Bedrooms | Asking price range (AED) |
|---|---|
| 3-bedroom | ~11,000,000–18,500,000 |
| 5-bedroom | 22,500,000–119,000,000 |
| 6-bedroom | 32,000,000–73,000,000+ |
| 7-bedroom | 34,500,000–197,000,000 |
| 8-bedroom and above | 75,000,000+ |
Off-market sales have reportedly passed AED 250 million for the most exclusive mansions. Price per square foot ranges from roughly AED 3,000 to as much as AED 14,500, so treat any single figure as an approximation.
Renting and rental yields
Yields are the weak point. The DLD-transaction-based figure is about 1.1% gross, but it rests on a very thin sample. Bayut’s asking-price-based estimate is about 4.26%, and an independent guide cites 2.5–3.5% blended, up to 5.2% for 6-bedroom villas. Dubai’s citywide residential yields typically run 4–8% gross, so every method points to a below-average yield. Emirates Hills competes on prestige and irreplaceability instead. See our Insights blog for more on how yields are calculated.
Why supply is limited
The original white plots are effectively sold out, and there is no adjacent land bank to expand the community. Buyers now either purchase an existing villa (an older unrefurbished mansion from around AED 35 million by some estimates, or a fully renovated property at AED 80–150 million and above) or buy to demolish and rebuild.
Who Emirates Hills suits
- End-users and families seeking a trophy home with a long hold
- Capital-preservation buyers who prioritise an irreplaceable asset over rental income
- Buyers interested in the demolish-and-rebuild custom route
- Less suited to yield-focused buyers, tighter budgets, or quick-turnaround flips, given the off-market trading and thin transaction volume
Buying in Emirates Hills
Buying follows the standard Dubai process: the 4% DLD transfer fee applies on top of the price, alongside agency commission of around 2% and admin or trustee fees, which become large sums at these values. Because so much of this market never reaches public portals, an agency with relationships inside the community matters. Contact Sanaya Real Estate to discuss Emirates Hills opportunities, or browse more Dubai area guides.
Figures are sourced from live Bayut and Property Finder listings, a DLD-transaction-based yield calculator and independent market guides cited in our full investment guide. Prices and yields change; confirm current figures for any specific property before deciding.
