Looking for a villa for rent in Dubai Hills? Dubai Hills Estate is one of the most popular family communities in Dubai, combining a central location between Al Khail Road and Umm Suqeim Street with an 18-hole golf course, Dubai Hills Mall, King’s College Hospital, schools and miles of parks and cycling tracks. With more than 1,100 villas and townhouses listed for rent, there is a wide range of options, from Maple townhouses at around AED 230,000 a year to golf mansions at well over AED 1.5 million.
This guide breaks down Dubai Hills villa rents in 2026 by cluster and by size, explains what drives the price, and covers the extra costs and practical steps of renting in the community.
Key takeaways
- The average asking rent for a villa or townhouse in Dubai Hills Estate is about AED 330,000 a year, with listings from around AED 210,000 to AED 6 million.
- Maple townhouses are the most affordable option, averaging about AED 263,000–284,000 a year, with some 3-bedroom units from around AED 230,000.
- Sidra villas average about AED 494,000–568,000, Golf Grove about AED 464,000 and Club Villas about AED 552,000.
- Golf Place averages about AED 1.45–1.87 million, and the largest 6+ bedroom homes in Golf Place and Fairway Vistas often exceed AED 1.5 million.
- Budget roughly 10–15% of the annual rent for move-in costs, including the security deposit, agency fee, Ejari and DEWA.
Dubai Hills villa rents by cluster
| Cluster | Home type | Average rent, last 12 months (AED/yr) | Listings |
|---|---|---|---|
| Maple 3 | Townhouses | ~263,000 | ~246 (all Maple) |
| Maple 2 | Townhouses | ~266,000 | |
| Maple 1 | Townhouses | ~284,000 | |
| Golf Grove | Villas | ~464,000 | ~39 |
| Sidra Villas II | Standalone villas | ~494,000 | ~346 (all Sidra) |
| Sidra Villas III | Standalone villas | ~517,000 | |
| Sidra Villas I | Standalone villas | ~568,000 | |
| Club Villas | Semi-detached and standalone villas | ~552,000 | ~44 |
| Golf Place 1 | Luxury villas | ~1,453,000 | ~114 (all Golf Place) |
| Golf Place 2 | Luxury villas | ~1,873,000 | |
| Address Hillcrest, Palm Hills, Majestic Vistas, Fairway Vistas, Emerald Hills | Luxury villas and mansions | Often above AED 1 million | ~300 combined |
Average rents over the last 12 months and listing counts from Property Finder (October 2026). Averages mix different sizes within each cluster.
Dubai Hills villa rents by size
| Size | Typical rent (AED/yr) | Typical homes |
|---|---|---|
| 3-bedroom | ~230,000–280,000 (Maple); from ~320,000 (Sidra) | Maple townhouses of ~2,000–2,200 sq ft; Sidra villas from ~3,100 sq ft |
| 4-bedroom | ~260,000–320,000 (Maple); ~360,000–600,000 (villas) | Larger Maple units of ~3,000 sq ft; Sidra, Golf Grove and Club Villas |
| 5-bedroom | ~300,000–380,000 (Maple); up to ~720,000+ (Sidra) | Maple corner units; Sidra villas over 4,900 sq ft |
| 6+ bedroom | ~1.5 million to 2.5 million+ | Golf Place, Fairway Vistas and other golf-side mansions |
Typical ranges based on Property Finder listings and guide estimates (October 2026).
Wider market data puts average Dubai Hills villa rents at about AED 351,000 for 3 bedrooms, AED 359,000–604,000 for 4 bedrooms and AED 892,000–1,017,000 for 5 bedrooms, depending on the source and the mix of clusters included.
Dubai Hills clusters explained for tenants
Maple 1, 2 and 3
Maple is Emaar’s townhouse cluster and the most affordable way to rent a home with a garden in Dubai Hills. Homes have 3–5 bedrooms, small private gardens, shared pools and parks, and most are close to the community’s schools and retail. Maple 1 tends to command slightly higher rents than Maple 2 and 3. Some 3-bedroom units are listed at around AED 230,000–235,000, while 5-bedroom corner units reach around AED 300,000–380,000.
Sidra Villas I, II and III
Sidra offers standalone 3- to 5-bedroom villas, many with room for a private pool, on larger plots. It is the largest villa cluster for rentals in Dubai Hills. Three-bedroom villas start from around AED 320,000, while large 5-bedroom villas of more than 4,900 sq ft can exceed AED 700,000 a year.
Golf Grove
Golf Grove villas are close to the golf course, with 3- to 5-bedroom homes on generous plots and an average rent of around AED 464,000.
Club Villas
A boutique cluster of 150 mostly semi-detached villas next to the golf course and clubhouse, each with a garden, rooftop terrace and double carport. Average rents are around AED 552,000.
Golf Place, Address Hillcrest, Palm Hills and the golf mansions
These are Dubai Hills’ luxury clusters, with large 4- to 7-bedroom villas, private pools and golf or park views. Golf Place averages around AED 1.45–1.87 million a year, and a 4-bedroom Golf Place villa of around 7,500 sq ft has been listed at about AED 1.5 million. Mansions in Fairway Vistas, Emerald Hills and Majestic Vistas can rent for several million dirhams a year.
What affects rent in Dubai Hills
- Cluster: the single biggest factor, from Maple townhouses to golf mansions.
- Townhouse vs villa: Sidra standalone villas typically cost much more than Maple townhouses with the same number of bedrooms.
- Position: park-facing, golf-facing, corner and single-row homes command a premium.
- Plot and built-up area: compare price per square foot; Dubai Hills villas average around AED 105 per sq ft per year in asking rent.
- Private pool and upgrades: upgraded kitchens, landscaped gardens and private pools push rents higher.
- Furnishing: most long-term rentals are unfurnished; furnished villas cost more.
- New lease vs renewal: new leases are typically priced higher than renewals for existing tenants.
- Payment terms: landlords often accept a lower rent for one or two cheques.
Upfront costs of renting a villa in Dubai Hills
| Cost | Typical amount |
|---|---|
| Security deposit | 5% of annual rent (unfurnished), 10% (furnished) |
| Agency fee | About 5% of annual rent + 5% VAT |
| Ejari registration | About AED 220–250 |
| DEWA deposit (villa) | AED 4,000 + activation fees |
| Housing fee | 5% of annual rent, billed monthly via DEWA |
| Movers (3–4 bedroom) | About AED 4,000–6,000 |
Example: for an unfurnished Maple townhouse at AED 270,000 a year, expect roughly AED 13,500 for the security deposit, AED 14,175 for the agency fee with VAT, AED 250 for Ejari, about AED 4,130 for DEWA and around AED 5,000 for movers. That is about AED 37,000 on top of the first rent cheque, plus a housing fee of around AED 1,125 a month on your DEWA bill.
Living in Dubai Hills as a tenant
- Schools: GEMS Wellington Academy – Al Khail is inside the community, with Kings’ School Al Barsha and GEMS New Millennium School next door.
- Healthcare: King’s College Hospital London – Dubai Hills is located within the community.
- Shopping: Dubai Hills Mall, plus neighbourhood retail and supermarkets.
- Leisure: Dubai Hills Golf Club, a large central park, playgrounds, sports courts, a skate park and cycling and jogging tracks.
- Commute: about 15–20 minutes to Downtown, Business Bay and Dubai Marina outside rush hour, and about 10 minutes to Mall of the Emirates.
How to rent a villa in Dubai Hills
- Choose your cluster and size based on budget, schools and whether you want a townhouse or standalone villa.
- Search listings on Property Finder, Bayut and Dubizzle, and check each has a valid DLD permit number.
- View in person: check AC, water pressure, signs of damp, the garden and pool, and the unit’s position.
- Negotiate on rent, number of cheques, maintenance and any upgrades before move-in.
- Sign the tenancy contract and register it with Ejari.
- Connect DEWA, internet and gas, and apply for an Emaar move-in permit through the Emaar One app or community portal.
Tips for renting in Dubai Hills
- Consider Maple 2 and 3 if you want the lowest rents for a townhouse in Dubai Hills.
- Look at Sidra II for standalone villas at slightly lower average rents than Sidra I.
- Ask about renewal terms: rent increases must follow the DLD rental index, and landlords must give 90 days’ notice.
- Check what is included: clarify who pays for pool cleaning, gardening and AC maintenance.
- Move early: family villas near schools are in high demand before the academic year starts.
Frequently asked questions
How much is a villa for rent in Dubai Hills?
The average asking rent for a villa or townhouse in Dubai Hills Estate is about AED 330,000 a year. Maple townhouses average around AED 263,000–284,000, Sidra villas AED 494,000–568,000, Golf Grove about AED 464,000, Club Villas about AED 552,000 and Golf Place AED 1.45–1.87 million.
What is the cheapest villa to rent in Dubai Hills?
Maple townhouses are the most affordable, with some 3-bedroom units listed from around AED 230,000 a year.
How much is a 3 bedroom villa for rent in Dubai Hills?
3-bedroom Maple townhouses typically rent for around AED 230,000–280,000 a year, while 3-bedroom Sidra standalone villas start from around AED 320,000.
How much is a 4 bedroom villa for rent in Dubai Hills?
4-bedroom Maple townhouses typically rent for around AED 260,000–320,000 a year, while 4-bedroom standalone villas in Sidra, Golf Grove and Club Villas usually range from about AED 360,000 to AED 600,000.
Which Dubai Hills cluster is best for families?
Maple is popular with families for its value and proximity to schools and parks. Sidra suits families who want a standalone villa with more space and privacy, and Golf Grove and Club Villas suit those who want to be near the golf course.
Are villa rents in Dubai Hills going down in 2026?
Dubai’s villa rental market softened for new tenants in 2026 as more homes were completed, but Dubai Hills remains one of the most in-demand communities. Rents vary widely by cluster, so compare recent listings and negotiate.
What are the extra costs of renting a villa in Dubai Hills?
Expect a security deposit of 5% of the annual rent, an agency fee of around 5% plus VAT, Ejari registration, a DEWA deposit of AED 4,000 and a 5% housing fee on DEWA bills, plus moving costs.
Do I need a move-in permit in Dubai Hills?
Yes. Dubai Hills Estate is an Emaar community, and tenants apply for a move-in permit through the Emaar One app or community portal, usually with an Emirates ID, passport, visa and Ejari.
Data sources: Property Finder rental listings, price insights and cluster rent averages for Dubai Hills Estate (October 2026); Property Monitor rental data via Engel & Völkers (May 2026); Bayut H1 2026 rental report; Bayut move-in permit guide; Gulf News renting costs guide; Real Estate Club Dubai Dubai Hills area guide (2026). Rents are indicative asking prices and averages and may differ from final agreed rents.
Disclaimer: This article is for general information only and does not constitute legal, financial or real estate advice. Rents, fees, regulations and market data in Dubai change frequently, and the figures above are indicative averages and asking rents compiled from third-party sources that we do not control or guarantee. Individual properties may be priced differently, and cluster descriptions are provided for general information. This article is not affiliated with or endorsed by Emaar Properties or any developer mentioned. While we aim to keep this information accurate and up to date, it may contain errors or omissions. Always verify current rents, fees and rules with the Dubai Land Department (DLD), RERA, DEWA or a licensed real estate professional before signing any contract or making any financial decision. We accept no liability for any loss arising from reliance on this content.