Emirates Hills Dubai: Villa Prices, Buyer's Guide

Emirates Hills is a community of custom-built villas developed by Emaar, about 3 kilometres inland from Dubai Marina. Villas rarely sell below AED 30 million ($8.2 million). Six registered 5-bedroom sales between November 2025 and January 2026 averaged about AED 62 million ($17 million).

Homes here were largely designed for their own plots, so the number of bedrooms alone doesn't explain the price. Below we cover the location, achieved sale prices, the question of the plot and the total cost.

Where Is Emirates Hills?

It sits between Sheikh Zayed Road and Sheikh Mohammed bin Zayed Road and is part of Emaar's Emirates Living community. The Meadows, The Springs and The Lakes surround it, and the Montgomerie golf course and Emirates Golf Club are right beside it.

Times come from market guides and vary with traffic. There is no metro inside the community. Al Fardan Exchange (formerly Nakheel), one of the nearest stations, is about 10 minutes by car.

Why Are Prices So High?

The community's management presents it as the "Beverly Hills of Dubai". The real difference is the plots: according to the community's management they range from about 1,115 to 4,180 square metres (12,000-45,000 sq ft), and larger plots also exist. Most homes overlook one of 17 lakes, and there are three parks. The 18-hole Montgomerie championship course is right beside it.

Emaar originally sold plots and buyers chose from several villa styles by international architects. Custom homes followed, so the homes differ from one another. The land can make up a large part of the price.

Emirates Hills Villa Prices

Source: market data compiling registered sales, press reports (Marble Palace and the AED 260 million sale) and November 2026 listings. The 5-bed sales took place between November 2025 and January 2026 and ranged from AED 38.8 to 87.75 million.

The gap between asking and sale prices is wide. Marble Palace was marketed at AED 750 million and sold for AED 425 million. Price per sq ft also looks like about AED 3,500-4,000 on registered sales and above AED 5,000 in listings. Some data uses plot area and some built-up area, so don't compare these figures on their own.

The market has also slowed. According to market research, prices in Dubai's 10 prime neighbourhoods fell 5% in the third quarter of 2026, the first fall since 2020. Emirates Hills recorded 7 sales above $10 million in that quarter.

Ready Villa or Plot?

The community dates from 2003, so some homes are more than 20 years old. In some purchases you are really paying for the land and may need to renovate or rebuild. Empty plots and villas under construction also come up for sale from time to time.

Before you buy, check:

• Plot position: A golf or lake frontage changes the price considerably.
• Condition: Get an independent technical inspection, including plumbing, cooling, waterproofing and the pool.
• Building rules: We could not find public architectural guidelines. If you plan to renovate or rebuild, ask the community management for the approval conditions in writing.
• Extensions: Find out whether later additions were approved.

Costs on Top of the Sale Price

DLD's service page shows the 4% as 2% seller and 2% buyer. The contract decides who pays what. The service charge figure comes from a single market source, so confirm the current amount with an official statement. Garden, pool and staff costs are on top of these figures.

Foreigners can hold title in Emirates Hills: Dubai's Regulation No. 3 of 2006 lists Emirates Hills 1, 2 and 3 among the areas open to foreign ownership, and Emaar describes Emirates Living as a freehold community. Every villa at these prices also clears the AED 2 million threshold for a Golden Visa.

Nearby Schools

KHDA's site shows 2023-24 as the latest inspection cycle for these schools. KHDA paused inspections for 2025-26.

Emirates Hills, Palm Jumeirah or Dubai Hills?

Source: market data based on DLD records. The Emirates Hills figure comes from a separate source and isn't strictly the same measure because of the large plots, so read the table as a rough guide. Choose the Palm for the sea, Emirates Hills for land and quiet, and look at Dubai Hills if you want a golf setting on a lower budget.

We have no Emirates Hills listings on our site at the moment. For other areas of Dubai, see our villas for sale, or contact our advisors about Emirates Hills.