# Living in Emirates Hills, Dubai: prices, vibe, who it suits

> Dubai's original freehold address and its self-styled "Beverly Hills": ~600 custom-built mansions threaded around the 18-hole Montgomerie golf course…

Source: https://www.askeric.io/dubai/emirates-hills

## Emirates Hills at a glance

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.

## 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

## Homes and prices

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).

Villa-only - there are no 1BR/2BR units here, so price is quoted by villa not by bedroom band. Average sale ~AED 5,451/sqft (up ~33% YoY); by sector from ~AED 3,143/sqft (Sector P) to ~AED 6,722/sqft (Sector R). Entry/older unrefurbished villas from ~AED 30-35M; refurbished mansions ~AED 80-190M; community average sale ~AED 82M. Annual rent: 5BR ~AED 2.0M, 6BR ~AED 2.9M (PropertyFinder averages); broad listing range ~AED 1M-19M/yr depending on size and finish. (as of 2026-05.)

**Ownership:** 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.

## 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.

## Lifestyle

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).

## Schools nearby

- Dubai International Academy Emirates Hills (IB curriculum, located inside the community) (KHDA rating: Outstanding (KHDA, 2023-24; the only full-IB school in Dubai with this rating))
- Dubai British School Emirates Hills (British curriculum) (KHDA rating: Outstanding (KHDA; fifth consecutive Outstanding as of 2023-24))
- Emirates International School - Meadows (IB curriculum, neighbouring The Meadows, ~0.9 km) (KHDA rating: Very Good (KHDA, reconfirmed Nov 2023))

## Developers active here

Emaar Properties (master developer of Emirates Living; villas are largely custom-built by individual owners on Emaar-sold plots)

## Provenance

Last verified 2026-06-30 by human-signoff-2026-06-30.

Sources:

- https://www.bayut.com/area-guides/emirates-hills/
- https://www.propertyfinder.ae/en/area-insights/dubai/emirates-hills
- https://sothebysrealty.ae/community-guides/dubai/emirates-hills/
- https://www.bayut.com/to-rent/villas/dubai/emirates-hills/

Live asking prices and current listings for Emirates Hills are on the page itself: https://www.askeric.io/dubai/emirates-hills