Neighbourhood · Emirates Hills
Emirates Hills
Dubai's Beverly Hills — a private gated community of bespoke mega-villas surrounding the Montgomerie golf course.
Numbers ledger · 2026
- AED / sqft
- 1,200–1,800
- Gross rental yield
- 3.5 – 4.5 %
- Typical unit mix
- 5–9 bedroom villas · 800–2,500 m²
- Golden Visa-eligible
About the location
Emirates Hills at a glance
Emirates Hills is Dubai's most gated and exclusive address — a 240 ha master-community in which each of the roughly 600 villa plots was custom-built by its individual owner. There are no off-plan towers, no apartments and no identical houses; every villa is a bespoke piece, often designed with the owner family's personal architect. The quarter wraps around the Montgomerie Golf Course (designed by Colin Montgomerie and Desmond Muirhead, 7,341 yards, par 72) and the 18-hole layout informs the orientation of practically every villa.
Buyer profiles are extremely narrow: reigning royal-family members, exited tech founders, UHNW families from Saudi Arabia, Russia, India and increasingly the DACH region. Practically every buyer chooses Emirates Hills as a 'primary Dubai residence' — letting is the exception, yield is low and not the driver. What buyers want: maximum privacy, large plots (typical 1,000–3,500 m²), garden and pool, security apparatus (two perimeter rings — master gate plus per-villa gate), and absolute discretion.
Geographically Emirates Hills borders The Meadows and The Springs to the north (mid-tier Emaar villa quarters), The Lakes to the south, and Jumeirah Islands to the east. Sheikh Zayed Road is five driving minutes away, Dubai Marina ten, Downtown twenty-two. Inside the quarter only residents and pre-registered guests pass — no through-roads, no public transport, no tourism.
Investment thesis
The case for Emirates Hills
- Fixed scarcity
- Generational wealth
- Status & discretion
Allocation profile
Emirates Hills is a pure capital-preservation play — not a yield play. Gross rental yields on let villas typically run only 3.5 – 4.5 %; what buyers buy is capital growth and status. Over ten years Emirates Hills has averaged 5.6 % annual capital growth (DLD 2014–2024), including standout years (2022: +24 %, 2023: +17 %). What makes this address special: supply is mathematically fixed — roughly 600 villa plots exist, all are privatised, nobody is building more. That makes Emirates Hills the scarcest location in all of Dubai and the natural choice for generational wealth allocated into Dubai tangible assets. UAE Golden Visa: every villa clears the AED 2m threshold many times over and qualifies for the 10-year residency.
Available residences
Currently available in Emirates Hills
A selection of currently available properties in Emirates Hills from our curated portfolio. Off-market listings sit inside the portal — message us for access.
Emirates Hills
No public inventory right now
We run this address largely off-market. Send your search parameters and we will source matching options from our pipeline — discreetly, ahead of public listing.
Request a private briefingFAQ · Neighbourhood-specific
Frequently asked questions about Emirates Hills
The questions investors actually ask — short, factual, no marketing fluff.
Can I buy off-plan in Emirates Hills, or only on the resale market?
Emirates Hills has no off-plan inventory. The original plots sold via Emaar in 2003–2007; since then the market has been entirely resale. Off-plan in this address is only possible when an existing owner demolishes and rebuilds — that happened to roughly 14 villas across 2024–2025.
How many Emirates Hills villas come to market per year?
Typically 35–65 villas come to market per year, of which 25–45 transact. Roughly 50 % of transactions clear off-market, outside the MLS portals — Emirates Hills is Dubai's most discreet micro-location, and quality sellers expect targeted, pre-qualified buyers.
How high are service charges in Emirates Hills?
The Emirates Hills master-community charge typically runs AED 4–6 per sqft of built area p.a., plus optional Montgomerie Golf Club membership (AED 35,000–80,000 p.a. depending on tier). Because each villa carries bespoke architecture and maintenance, there's no tower-style service charge — typical operating cost runs AED 350,000–800,000 p.a. (staff, pool, garden, HVAC, security).
Which sectors / streets within Emirates Hills are the most valuable?
The highest values clear on plots with direct golf-course views and large land — Sector E, Sector V, Sector W and the lake-view plots in Sector L. These typically trade between AED 65m and AED 280m. Mid-tier sectors Y and P typically clear AED 30–60m.
Is buying an existing villa to renovate-and-flip worthwhile?
Selectively, yes. Many original 2005–2009 villas are architecturally dated — a complete re-design (interior + exterior + pool + landscape) typically costs AED 2,500–4,500/sqft and takes 14–22 months. The re-marketing uplift on quality execution sits at 35–60 %. Engaging an Emirates Hills-specialised advisor is essential.
How does security work in Emirates Hills?
A two-ring apparatus: a central master gate at which all visitors clear ID and pre-authentication, plus an individual gate per villa. 24/7 patrols, full CCTV across the quarter, and no through-traffic — the single access road dead-ends inside the community. The security posture matches the highest global standards for gated luxury communities.
Closing
Eight years. Twelve mandates. One call.
An initial conversation in German or English — personal, confidential, no sales pressure. Usually within 48 hours.
- Phone
- +971 4 123 4567
- +971 50 123 4567
- Office
- DIFC · Gate Village · Dubai