Looking for a villa for sale in Dubai Hills? Dubai Hills Estate has become the benchmark for family villa living in central Dubai. It combines an 18-hole championship golf course, a major mall, a hospital and top schools inside one master-planned community, just 15–20 minutes from Downtown and Dubai Marina. In Bayut’s H1 2026 data it was the most sought-after luxury villa community for buyers in the whole emirate.
That popularity comes at a price. This guide explains what villas and townhouses in Dubai Hills cost in 2026, how the main clusters differ, what Club Villas offer, how the community compares on rental returns and running costs, and what to check before you buy.
Key takeaways
- The cheapest way into Dubai Hills villa living is a Maple townhouse: 3-bedroom units are listed at about AED 4.7–5.5 million (median around AED 5 million) in October 2026.
- Sidra standalone villas have a median asking price of about AED 8.5 million for 3 bedrooms and AED 12 million for 4 bedrooms.
- Club Villas, a boutique cluster of 150 golf-side homes, are listed at about AED 8–14.5 million.
- Golf-course mansions in Emerald Hills, Fairway Vistas and Golf Place range from around AED 20 million to well over AED 100 million.
- Villas in Dubai Hills averaged about AED 2,896 per sq ft in DLD transactions in the first half of 2026, among the highest in Dubai outside Palm Jumeirah.
- Gross rental yields for villas are typically around 4–5.5%, lower than in outer communities but with stronger long-term demand.
Dubai Hills Estate at a glance
| Developer | Emaar Properties, in partnership with Meraas |
| Size | About 2,700 acres |
| Homes | More than 15,000 apartments, townhouses and villas delivered; the community is largely built out |
| Location | Between Al Khail Road and Umm Suqeim Street (D63), next to Al Barsha South and MBR City |
| Key amenities | Dubai Hills Golf Club, Dubai Hills Mall, King’s College Hospital London – Dubai Hills, a large central park and cycling and jogging tracks |
| Ownership | Freehold, open to all nationalities |
| Home types | Townhouses, semi-detached and standalone villas, golf mansions, plots and apartments |
Location and commute
Dubai Hills sits almost exactly in the geographic centre of new Dubai. Typical drive times outside rush hour:
- Downtown Dubai and Business Bay: about 15–20 minutes
- Dubai Marina and JBR: about 15–20 minutes
- Mall of the Emirates: about 10 minutes
- Dubai International Airport (DXB): about 25 minutes
- Al Maktoum International Airport (DWC): about 30–35 minutes
Direct access to both Al Khail Road and Umm Suqeim Street is one of the main reasons buyers choose Dubai Hills over communities further out along Emirates Road.
Dubai Hills villa prices in 2026
The table below summarises current asking prices from October 2026 listings, together with average asking prices from Bayut’s latest community data. Prices vary considerably within each cluster depending on plot size, park or golf views, corner position and upgrades.
| Cluster | Home type | Bedrooms | Typical asking price (AED) |
|---|---|---|---|
| Maple 1, 2 and 3 | Townhouses | 3–5 | 3-bed ~4.7M–5.5M (median ~5.0M); 4-bed median ~5.5M; larger corner units ~5.75M–6.7M |
| Golf Grove | Villas | 3–5 | From ~9M for 4-bed |
| Sidra 1, 2 and 3 | Standalone villas | 3–5 | 3-bed median ~8.5M; 4-bed median ~12M; 5-bed median ~14M |
| Club Villas | Semi-detached and standalone villas | 3–4 | ~8M–14.5M (3-bed median ~10.2M; 4-bed median ~13M) |
| Park Gate Villas | Villas (newer launch) | 4–5 | From ~10.4M |
| Golf Place 1 and 2 | Luxury villas | 4–6 | ~20M–44M |
| Address Villas Hillcrest | Branded villas | 5 | From ~23M; average ~24.8M |
| Palm Hills | Luxury villas | 5–6 | From ~28M |
| Fairway Vistas, Parkway Vistas, Emerald Hills | Golf mansions and custom villas | 5–7+ | ~30M to well over 100M |
Asking prices from Property Finder listings and Bayut community data, October 2026. Final transaction prices may differ.
To put these numbers in context, the average villa price in Dubai Hills was about AED 2,896 per sq ft in Dubai Land Department transactions from January to June 2026, compared with a Dubai-wide villa average of about AED 2,241. Only Palm Jumeirah was notably higher among major villa communities.
Dubai Hills villa clusters explained
Maple: the entry point to Dubai Hills
Maple 1, 2 and 3 are Emaar’s townhouse clusters in Dubai Hills, built in rows around landscaped green spaces and shared pools. Most units have 3 or 4 bedrooms, a built-up area of roughly 2,000–2,700 sq ft, a small private garden and covered parking. Maple is the most affordable way to own a home with a garden in Dubai Hills, and it is consistently popular with both families and investors. In October 2026, 3-bedroom Maple townhouses were listed at about AED 4.7–5.5 million, with 4- and 5-bedroom corner units on larger plots reaching AED 5.75–6.7 million.
Annual service charges in Maple are commonly quoted at around AED 4–6 per sq ft of built-up area.
Sidra: standalone family villas
Sidra 1, 2 and 3 offer standalone 3- to 5-bedroom villas in a contemporary style, with private gardens, maid’s rooms and space for a private pool. Sizes typically range from about 3,100 sq ft for 3-bedroom units to more than 6,000 sq ft for the largest 5-bedroom homes. Sidra was originally launched at prices many buyers now find hard to believe: some 3-bedroom villas launched at around AED 3.2 million and now list at more than double that. Current median asking prices are about AED 8.5 million for 3 bedrooms and AED 12 million for 4 bedrooms. Villas backing onto parks or the green spine tend to command a premium.
Golf Grove: villas near the golf course
Golf Grove is a cluster of 3- to 5-bedroom villas close to the golf course, with larger plots than Maple and a quieter feel. Upgraded 4-bedroom villas start from around AED 9 million.
Golf Place, Address Hillcrest and Park Gate: newer luxury clusters
Golf Place 1 and 2 feature large 4- to 6-bedroom villas, many overlooking the course, with prices from around AED 20 million to more than AED 40 million. Address Villas Hillcrest, a branded villa cluster with hotel-style services, starts from around AED 23 million for 5 bedrooms. Park Gate Villas, one of the more recent launches, starts from around AED 10 million. These clusters attract buyers who want new-build finishes and branded living without moving to Palm Jumeirah or Emirates Hills.
Emerald Hills, Fairway Vistas, Parkway Vistas and Palm Hills: the ultra-prime end
The largest plots and most exclusive homes in Dubai Hills sit along the golf course and the community’s ridges. Emerald Hills is a plot-based community where owners build custom mansions; Fairway Vistas and Parkway Vistas offer large golf-front villas; Palm Hills offers luxury villas with park views. Prices here range from around AED 28 million to well over AED 100 million, and these clusters regularly record some of the highest villa sales in Dubai.
Club Villas at Dubai Hills
Club Villas is one of the most distinctive clusters in Dubai Hills. It is a boutique enclave of 150 homes (144 semi-detached and six standalone villas) next to the golf course and close to the Dubai Hills Golf Club clubhouse. Construction started in 2017 and the cluster was completed in 2021.
What makes Club Villas different:
- Size and layout: 3- and 4-bedroom villas, mostly around 2,850–3,480 sq ft of built-up area, with a few larger plots.
- Design: five architectural styles (Modern, International, Minimalist, Cubic and Contemporary), giving the cluster a more varied look than most Dubai communities.
- Outdoor space: every villa has a private garden, a rooftop terrace and a double carport. Many owners have added private pools.
- Location: golf course views or park frontage for many units, and walking distance to the clubhouse.
In October 2026, Club Villas were listed at about AED 8–14.5 million, with median asking prices of around AED 10.2 million for 3-bedroom and AED 13 million for 4-bedroom villas. Recent DLD-recorded sales include a 3-bedroom villa at about AED 7.9 million and 4-bedroom villas at around AED 13.1–13.5 million. On a price-per-square-foot basis, Club Villas are among the most expensive homes in Dubai Hills outside the golf mansion clusters, reflecting their small supply and golf-side position.
Townhouse or villa in Dubai Hills?
| Maple townhouse | Sidra villa | Club Villa | |
|---|---|---|---|
| Typical price (3-bed) | ~AED 5M | ~AED 8.5M | ~AED 10M |
| Built-up area (3-bed) | ~2,100–2,300 sq ft | ~3,100+ sq ft | ~2,850 sq ft |
| Type | Shared walls, rows | Standalone | Mostly semi-detached |
| Private pool | Rare | Common | Common |
| Best for | First Dubai Hills home, investors | Families wanting space and privacy | Golf lovers, buyers wanting a boutique cluster |
Schools, healthcare and amenities
Schools
Education is one of Dubai Hills’ strongest selling points. GEMS Wellington Academy – Al Khail is inside the community and offers a British curriculum from foundation stage to Year 13. Kings’ School Al Barsha and GEMS New Millennium School are next door, and many more international schools are within a short drive in Al Barsha South, MBR City and Al Quoz. Several nurseries operate within the community.
Healthcare
King’s College Hospital London – Dubai Hills, a multi-specialty hospital, is located inside the community, and several clinics operate nearby.
Lifestyle
- Dubai Hills Golf Club: an 18-hole championship course with a clubhouse, driving range and restaurants.
- Dubai Hills Mall: one of Dubai’s major malls, with hundreds of shops, restaurants, a cinema and indoor entertainment.
- Parks and tracks: a large central park, many smaller neighbourhood parks, playgrounds, sports courts, a skate park and dozens of kilometres of cycling and jogging tracks.
- Community centres: supermarkets, cafés and services within walking or short driving distance of most clusters.
Dubai Hills villas as an investment
Dubai Hills has been one of the strongest-performing villa communities in Dubai over the past five years, with many clusters doubling or more in value since launch. Bayut’s latest data shows projected rental returns of around 4.2–4.4% for Sidra and Maple, and around 4.6–5.2% for some newer luxury clusters such as Address Villas Hillcrest and Golf Place. Market guides commonly quote gross yields of 5–6% for well-priced 3-bedroom townhouses and villas, with net yields after service charges and maintenance closer to 3.5–4.5%.
On the rental side, 3-bedroom villas in Dubai Hills averaged about AED 350,000 a year in early 2026 data, and 5-bedroom villas well above AED 800,000.
Things to consider before investing in 2026:
- Lower yields, stronger demand. Rental yields are lower than in affordable communities such as DAMAC Hills 2, but tenant demand is deep, vacancies tend to be short and resale liquidity is high.
- Market cooling. Dubai’s overall property market slowed in 2026, with lower transaction volumes and slightly lower average prices. Prime, established villa communities have historically been more resilient than outer areas during slower periods, but no community is immune.
- New supply. Emaar continues to launch new clusters in and around Dubai Hills. New phases add competition but also tend to set higher price benchmarks for the community.
- Entry price. Maple townhouses offer the lowest entry price and the widest tenant pool, which is why they are often favoured by first-time investors in the community.
Buying costs and running costs
For a AED 5 million Maple townhouse bought in cash, typical purchase costs include the 4% DLD transfer fee (AED 200,000), agency commission of around 2% plus VAT (about AED 105,000) and a trustee fee of about AED 4,200 plus VAT. That is roughly AED 310,000 on top of the price. With a mortgage, add 0.25% of the loan for mortgage registration, a valuation fee and the bank’s arrangement fee. Note that UAE residents can typically borrow up to 70% for properties above AED 5 million, compared with 80% below that threshold.
Running costs to budget for:
- Service charges: commonly quoted at roughly AED 3.5–6 per sq ft a year for Dubai Hills villas and townhouses. Check the exact figure for the cluster in the DLD service charge index.
- DEWA: villas use a lot of electricity for cooling, especially from June to September.
- Pool, garden and maintenance: private pools, irrigation and AC servicing add to annual costs.
- Golf membership: optional, and not included in the property price.
A Dubai Hills villa at AED 2 million or more also makes the buyer eligible to apply for the UAE 10-year Golden Visa, subject to the usual conditions.
Checklist before you buy in Dubai Hills
- Compare the asking price with recent transactions in the same cluster on the DLD website or Dubai REST app
- Check the plot size and orientation, and whether the villa backs onto a park, road or the golf course
- For Maple, check whether the unit is a middle, end or corner townhouse
- Ask for upgrade details and any permits for extensions, pools or pergolas
- Confirm current service charges and any outstanding amounts before signing the MOU
- Commission a condition survey for older villas, including AC, waterproofing and plumbing
- For off-plan clusters, check the payment plan, handover date and escrow registration
Frequently asked questions
How much is a villa in Dubai Hills?
In October 2026, 3-bedroom Maple townhouses are listed at around AED 4.7–5.5 million, 3-bedroom Sidra villas at a median of about AED 8.5 million, 4-bedroom Sidra villas at about AED 12 million and Club Villas at AED 8–14.5 million. Golf mansions range from about AED 20 million to well over AED 100 million.
What is the cheapest villa in Dubai Hills Estate?
Maple townhouses are the most affordable villa-style homes in Dubai Hills, with 3-bedroom units starting at around AED 4.7 million in current listings.
What are Club Villas in Dubai Hills?
Club Villas is a boutique cluster of 150 mostly semi-detached 3- and 4-bedroom villas next to the Dubai Hills golf course and clubhouse, completed in 2021. Each villa has a garden, rooftop terrace and double carport, and current asking prices range from about AED 8 million to AED 14.5 million.
Can foreigners buy a villa in Dubai Hills?
Yes. Dubai Hills Estate is a freehold community open to all nationalities, and you do not need to be a UAE resident to buy.
What is the rental yield for villas in Dubai Hills?
Gross rental yields for villas and townhouses are typically around 4–5.5%, with Bayut’s 2026 data showing projected returns of about 4.2–4.4% for Sidra and Maple. Net yields after service charges and maintenance are lower.
Is Dubai Hills a good place for families?
Yes. It has schools inside and next to the community, a hospital, a major mall, a golf course, many parks and play areas, and a central location with quick access to Al Khail Road and Umm Suqeim Street.
What is the difference between Maple and Sidra in Dubai Hills?
Maple consists of townhouses that share walls with neighbours, typically 2,000–2,700 sq ft, with small gardens. Sidra consists of standalone villas, typically from 3,100 sq ft upwards, with larger gardens and room for a private pool. A 3-bedroom Sidra villa typically costs around 70% more than a 3-bedroom Maple townhouse, and a 4-bedroom Sidra villa roughly double a 4-bedroom Maple.
What are service charges in Dubai Hills villas?
Service charges for Dubai Hills villas and townhouses are commonly quoted at around AED 3.5–6 per sq ft a year, depending on the cluster. Check the official DLD service charge index for exact figures.
Data sources: Property Finder listings and price insights for Dubai Hills Estate, Maple, Sidra Villas and Club Villas (October 2026); Bayut community data for Dubai Hills Estate (October 2026); Bayut H1 2026 market report; Property Monitor / DLD transaction data via Engel & Völkers (January–June 2026); Propsearch Club Villas project data; Real Estate Club Dubai and HS Property community guides (2026); Bayut H1 2026 rental report. Prices shown are asking prices and indicative averages and may differ from final transaction prices.
Disclaimer: This article is for general information only and does not constitute legal, financial, tax, immigration or real estate advice. Property prices, availability, service charges, fees, mortgage rules, visa requirements and market data in Dubai change frequently, and the figures above are indicative asking prices and averages compiled from third-party sources that we do not control or guarantee. Cluster names, specifications and amenities are described for general information and may change. 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 prices, fees and rules with the Dubai Land Department (DLD), RERA, the developer, your bank or a licensed real estate professional before signing any agreement or making any financial decision. We accept no liability for any loss arising from reliance on this content.