Emirates Hills
What homes in Emirates Hills cost, how prices and rents have moved since 2008, every building with its figures, and what it is like to live there. All of it from Dubai Land Department records.
About Emirates Hills
Emirates Hills is a gated villa district in Dubai, laid out by the master developer Emaar around the Montgomerie golf course. It is one of the city's early freehold communities. The district holds 635 villas across 14 villa communities, among them Sector E, Sector P and Sector H. Land here was sold as individual plots, so almost every home is a free-standing villa built to its owner's own design. Lailak Park is within walking distance, and Getchecked Clinic at Meadows Village Mall is about 1.7 km away. The nearest metro station, Al Fardan Metro Station Landside, is about 2.7 km away.
Emirates Hills is a villa community of about 635 homes. The villas sit in 14 communities.
Over the last 12 months 25 homes changed hands in Emirates Hills at a median of AED 4,664 per sqft, up 28.4% on the year before. The typical sale was AED 60M for a 15,134 sqft home. Rents run at AED 115 per sqft a year, a gross yield of 2.5% at today's prices, below the Dubai-wide 6.0%.
75 rental contracts were registered in the same 12 months, 52% of them renewals, and a typical home rents for AED 1,202,707 a year.
- Homes
- about 636
In this guide
Emirates Hills, DubaiOpen the map →
Average prices in Emirates Hills
- 4-bed villa60,424,944
- 5-bed+ villa60,000,000
In Emirates Hills, villas sold for around AED 60.4M for four-bed villas and AED 60M for five-bed and larger villas. Sales ranged from AED 30M to AED 233.5M, and 11 of the 25 were 6-bed homes, the most traded type.
Every one of those sales was a completed home: nothing in Emirates Hills sold off-plan in the last 12 months.
| Type | Typical price | Per sqft | 12-mo change | Sales (12 mo) |
|---|---|---|---|---|
| 4-bed villa | AED 60,424,944 | AED 4,898 | Few sales | 4 |
| 5-bed+ villa | AED 60,000,000 | AED 4,061 | Up 11.8% | 22 |
Medians of the last 12 months of DLD sales, per type. A change needs ten records in each year.
What is in Emirates Hills
Villas and townhouses are 100% of the stock, 635 of them in 14 communities such as Emirates Hills - Sector E, Emirates Hills - Sector L and Emirates Hills - Sector P.
| Type | Homes | Share | Typical size |
|---|---|---|---|
| 2-bed villa | 8 | 1% | 9,321–13,807 sqft |
| 3-bed villa | 16 | 3% | 8,699–13,051 sqft |
| 4-bed villa | 22 | 3% | 10,599–18,387 sqft |
| 5-bed+ villa | 590 | 93% | 8,382–14,004 sqft |
Counted from DLD unit records of 0 completed buildings and 14 communities.
Prices and rents in Emirates Hills since 2006
- 1 year
- Up 18.9%
- 5 years
- Up 105.5%
- Since 2008
- Up 312.5%
- 1 year
- Down 1.1%
- 5 years
- Up 37.1%
Emirates Hills's first registered sales, in 2007, were at about AED 470 per sqft. Prices then slid to a low of about AED 410 in 2009 and have since climbed to AED 4,664, 291% above the low. The steepest recent climb was in 2010, when the annual median rose 70%. Year on year the annual median has gone up 33% in 2011, up 45% in 2012 and up 19% in 2013. On the monthly median of every registered sale, prices are up 28.4% over the last 12 months, up 129% over five years and up 410% on the 2008 level. Rents are down 9.2% over the last 12 months and up 37.5% over five years.
Nothing is under construction in Emirates Hills today, so the stock is what it is: 0 buildings and about 635 homes. The figures on this page refresh monthly as new sales and contracts are registered.
The line is the monthly median of every sale and rental contract, smoothed over three months; a month with fewer than ten records sits between its neighbours, and the latest such months are read together. The changes compare 12-month medians: the last 12 months against the 12 before. Source: Dubai Land Department.
Price history in Emirates Hills
Every registered sale in Emirates Hills in the last 12 months; the dashed line is the trend within those 12 months, grey dots are flagged outliers left out of it.
Transaction history in Emirates Hills
- 6-bed · 16,062 sqftCompletedEmirates Hills - Sector R 10 Nov 2026AED 80,000,0004,981 /sqft
- 5-bed · 18,205 sqftCompletedEmirates Hills - Sector E 05 Oct 2026AED 55,000,0003,021 /sqft
- 6-bed · 31,390 sqftCompletedEmirates Hills - Sector L 11 Sep 2026AED 127,500,0004,062 /sqft
- 7-bed · 20,499 sqftCompletedEmirates Hills - Sector E 26 Aug 2026AED 60,000,0002,927 /sqft
- 6-bed · 15,463 sqftCompletedEmirates Hills - Sector P 12 Aug 2026AED 75,000,0004,850 /sqft
- 6-bed · 38,174 sqftCompletedEmirates Hills - Sector L 06 Aug 2026AED 97,750,0002,561 /sqft
- 6-bed · 8,907 sqftCompletedEmirates Hills - Sector E 28 Jul 2026AED 51,250,0005,753 /sqft
- 5-bed · 14,065 sqftCompletedEmirates Hills - Sector E 17 Jul 2026AED 56,000,0003,981 /sqft
- 6-bed · 15,073 sqftCompletedEmirates Hills - Sector HT 23 Jun 2026AED 86,000,0005,705 /sqft
- 4-bed · 17,375 sqftCompletedEmirates Hills - Sector E 21 May 2026AED 75,000,0004,316 /sqft
Over the last 12 months Emirates Hills recorded 26 sales; typical homes sold for around AED 60M (about AED 4,316 per sqft); with a median size of 15,463 sqft; most were 6-beds; from roughly AED 30M to AED 134M.
Communities in Emirates Hills
14 completed| Emirates Hills - Sector ECommunity | 203 | AED 3,981 | Down 28.8% | AED 112 | 2.8% | 10 | |
| Emirates Hills - Sector LCommunity | 51 | AED 4,061 | AED 121 | 3.0% | 3 | ||
| Emirates Hills - Sector PCommunity | 105 | AED 5,479 | AED 151 | 2.8% | 3 | ||
| Emirates Hills - Sector WCommunity | 56 | AED 3,096 | AED 95 | 3.1% | 3 | ||
| Emirates Hills - Sector RCommunity | 70 | AED 4,980 | AED 228 | 4.6% | 2 | ||
| Emirates Hills - Sector HCommunity | 59 | AED 6,578 | AED 115 | 1.8% | 1 | ||
| Emirates Hills - Sector HTCommunity | 32 | AED 5,705 | AED 60 | 1.0% | 1 | ||
| Emirates Hills - Sector JCommunity | 12 | AED 2,203 | 1 | ||||
| Emirates Hills - Sector VCommunity | 23 | Few sales | 1 | ||||
| Emirates Hills VillasCommunity | 18 | AED 3,857 | 1 |
Every community in Emirates Hills, A to Z
- Emirates Hills - Sector E AED 3,981
- Emirates Hills - Sector H AED 6,578
- Emirates Hills - Sector HT AED 5,705
- Emirates Hills - Sector J AED 2,203
- Emirates Hills - Sector L AED 4,061
- Emirates Hills - Sector P AED 5,479
- Emirates Hills - Sector R AED 4,980
- Emirates Hills - Sector S
- Emirates Hills - Sector V
- Emirates Hills - Sector W AED 3,096
- Emirates Hills Villas AED 3,857
- The Address Montgomerie Dubai
- The Address Montgomerie Dubai - Commercial Building
- The Address Montgomerie Dubai - TAMD Academy
Rents and yields in Emirates Hills
Last 12 months| 4-bed villa | AED 1,953,000 | AED 192 | AED 60.42M | 3.9% | 7 |
| 5-bed+ villa | AED 1,200,000 | AED 115 | AED 60M | 2.8% | 68 |
- New contract vs renewal
- +14%
- Renewals
- 53% of 75
75 rental contracts were registered in Emirates Hills in the last 12 months, 52% of them renewals. New contracts were signed about 12% above renewals of the same size per sqft, so a tenant renewing is still paying below the market rate. The gross yield across every type is 2.5%, before service charges.
Ejari registrations via Dubai Land Department; yields use the same 12 months of sales.
Buying or renting in Emirates Hills
Buying
Expect a 20% deposit as a UAE resident or 25% as a non-resident on a home under AED 5M, plus the 4% Dubai Land Department transfer fee and about AED 5,000 of registration and trustee costs. On the typical sale of AED 60M, that is AED 12,000,000 down and AED 2,400,000 in transfer fee. Before offering, check the service charge per sqft on the building page, the registered size against the marketed one, and whether the unit has sold before and at what price.
Renting
A typical home rents for AED 1,202,707 a year. New contracts run about 12% above renewals, and increases on renewal are capped by the RERA rental index. Landlords in Dubai usually take one to four cheques and a 5% security deposit, and every contract is registered on Ejari, which is where the figures on this page come from.
Nearby areas compared
All Dubai areas →| Area | Sale /sqft | 12-mo change | Typical rent | Yield | Buildings |
|---|---|---|---|---|---|
| Emirates Hills | AED 4,316 | Up 18.9% | AED 1.2M | 2.7% | 0 |
| The Lakes | AED 2,774 | Up 20.3% | AED 290K | 3.7% | 0 |
| The Springs | AED 2,231 | Up 8.9% | AED 190K | 4.1% | 0 |
| The Meadows | AED 3,075 | Up 11.7% | AED 400K | 3.3% | 0 |
| The Hills | AED 2,542 | Up 8.5% | AED 170K | 5.1% | 5 |
| Jumeirah Islands | AED 1,928 | AED 283K | 4.0% | 0 | |
| The Views | AED 2,016 | Up 4.5% | AED 120K | 5.8% | 21 |
Emirates Hills is about 69% dearer per square foot than The Lakes, its nearest neighbour, at AED 4,664 against AED 2,762. Jumeirah Islands is the cheapest nearby at AED 1,928. Every area in the table yields more than Emirates Hills's 2.5%.
Emirates Hills in numbers
- Across 25 DLD sales in the 12 months to 9 November 2026, the median price in Emirates Hills was AED 4,664 per sqft and the typical home sold for about AED 60M.
- Prices are up 28.4% on the year, 129% over five years and 410% since 2008; rents down 9.2% and 37.5% over the same periods.
- 0 completed buildings; about 635 homes.
- A gross yield of 2.5% across every type, before service charges.
Source: Dubai Land Department. Updated 10 November 2026.
Questions about Emirates Hills
How much does a home in Emirates Hills cost?
Over the 12 months to 9 November 2026 the median was AED 4,664 per sqft; the typical sale was AED 60M.
Have prices in Emirates Hills gone up?
Yes: up 28.4% in the 12 months to 9 November 2026 and up 129% over five years, on the monthly median of every registered sale. Over the whole record they are 410% above the 2008 level.
What is the rental yield in Emirates Hills?
About 2.5% gross across all types at today's prices, before service charges.
What does it cost to rent in Emirates Hills?
The median contract in the 12 months to 9 November 2026 was AED 1,202,707 a year, across 75 Ejari registrations.
For sale with OpenOffers in Emirates Hills
No Emirates Hills property is on the board today. Follow Emirates Hills to hear the day one is listed, or see what is for sale across Dubai with every offer public.