Dubai community guides
Living in Emirates Hills
Prices, vibe, and who it suits, from Eric's own knowledge of Dubai.
Who it suits
- Ultra-high-net-worth families
- End-users wanting a bespoke, custom-built mansion (not a developer unit)
- Golf enthusiasts (Montgomerie frontage)
- Buyers wanting the seclusion of a guarded, low-density gated enclave
- Long-horizon trophy-asset investors
Character & lifestyle
Dubai's original freehold address and its self-styled "Beverly Hills": ~600 custom-built mansions threaded around the 18-hole Montgomerie golf course inside a guarded, low-density gated enclave. Plots (12,000-58,000 sqft) were sold for owners to design their own homes, so the streetscape is bespoke and no-two-alike rather than developer-uniform. It is the trophy end of the market, drawing high-net-worth end-users and long-horizon investors who buy for privacy, golf-fairway frontage and prestige over walkability.
Built around the 18-hole Montgomerie golf course, with the 5-star Address Montgomerie hotel and clubhouse (golf, dining, fitness, spa) at its heart; the 36-hole Emirates Golf Club is also adjacent. Beyond the gates it is minutes from Dubai Marina, JBR Beach (The Beach retail/dining), Dubai Marina Mall and the TECOM business clusters (Media City / Internet City / Knowledge Park).
Property mix
Villas only. Around 600 free-standing, custom-built luxury villas and mansions on 12,000-58,000 sqft plots, plus a small cluster of semi-detached Montgomerie Maisonettes. No apartments and no conventional townhouses. Sub-communities include Montgomerie Hills, Dyaar Al Hambra, Montgomerie Maisonettes and Signature Villas, organised into lettered/numbered sectors (e.g. Sector R commands the top prices, Sector P the lowest).
Market snapshot
| Bedrooms | Median | Typical range | Listings |
|---|---|---|---|
| 4+ bed | AED 79M | AED 59M–85M | 21 |
| Bedrooms | Median | Typical range | Listings |
|---|---|---|---|
| Studio | AED 1.4M | AED 1.4M–1.4M | 38 |
| 4+ bed | AED 1.4M | AED 1.4M–2.3M | 28 |
As of 2026-08-03, based on 88 current listings we track in Emirates Hills.
Getting around
No metro or tram inside the gated community (car-dependent by design). Nearest Red Line stations are Sobha Realty and DMCC in the Dubai Marina/JLT corridor (~2.5-2.7 km / roughly a 10-minute drive; per the repo's curated POI data and a Dubai property portal's area guide). By car: Dubai Marina/JBR and Marina Mall ~9-10 min, Palm Jumeirah ~13 min, DIFC/Downtown roughly ~20-25 min via Sheikh Zayed Road, DXB airport ~30 min.
Schools
- Dubai International Academy Emirates Hills (IB curriculum, located inside the community) - Outstanding (KHDA, 2023-24; the only full-IB school in Dubai with this rating)
- Dubai British School Emirates Hills (British curriculum) - Outstanding (KHDA; fifth consecutive Outstanding as of 2023-24)
- Emirates International School - Meadows (IB curriculum, neighbouring The Meadows, ~0.9 km) - Very Good (KHDA, reconfirmed Nov 2023)
Developers
Emaar Properties (master developer of Emirates Living; villas are largely custom-built by individual owners on Emaar-sold plots)
Frequently asked questions
Is Emirates Hills freehold?
Freehold zone - non-GCC foreign buyers can own with full title (sell/lease/mortgage/inherit). Emirates Hills was one of Dubai's original/first freehold areas (est. 2003) and sits on the DLD designated freehold-area list under Regulation No. 3 of 2006 (Dubai Law No. 7 of 2006). Designation is plot-specific; confirm the individual title with DLD before purchase.
What does a 4+ bedroom home cost in Emirates Hills?
A 4+ bedroom home in Emirates Hills has a median asking price of AED 79M (typically AED 59M–85M), as of 2026-08-03, based on 21 current listings.
What does a studio home rent for in Emirates Hills?
A studio home in Emirates Hills typically rents for AED 1.4M–1.4M a year, as of 2026-08-03, based on 38 current listings.
Who is Emirates Hills best for?
Ultra-high-net-worth families End-users wanting a bespoke, custom-built mansion (not a developer unit) Golf enthusiasts (Montgomerie frontage) Buyers wanting the seclusion of a guarded, low-density gated enclave Long-horizon trophy-asset investors
What's the property mix like in Emirates Hills?
Current listings we track in Emirates Hills: 88 villas.
What schools are near Emirates Hills?
Dubai International Academy Emirates Hills (IB curriculum, located inside the community); Dubai British School Emirates Hills (British curriculum); Emirates International School - Meadows (IB curriculum, neighbouring The Meadows, ~0.9 km)
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