Dubai Hills Estate is a large Emaar master community inside Mohammed bin Rashid City, built around an 18-hole golf course and a big park, with its own mall and a hospital beside it. It sits about 15 minutes by car from both Downtown Dubai and Dubai Marina. It suits families who want villas, townhouses and open space, and apartment buyers and renters who want a calmer address than the city centre.

This guide covers the layout, the main clusters, rents and prices by home size as of October 2026, transport, schools, healthcare, daily life, the drawbacks and the questions people ask most.

Where Dubai Hills Estate is and how it is laid out

Emaar describes Dubai Hills Estate as a 2,700 acre multi-purpose development covering over 11 million square metres, with 1,450,000 square metres of parks and open space. Wikipedia places it within Mohammed bin Rashid City. It is reached from Al Khail Road, and the Dubai Hills Mall sits along that road.

The homes are grouped around the golf course and the central park. Emaar lists 43 projects on its community page and does not group them into named districts. In practice buyers think of three kinds of area:

• Golf course homes. Homes overlooking the fairways. Dubai Hills Golf Club won World's Best New Golf Course 2019 at the World Golf Awards, according to Wikipedia. See Golf Place and Golf Grove.
• Townhouse and villa clusters. Family streets with private gardens. Our pages include Maple and Sidra.
• Apartment buildings near the park and mall. Our pages include Park Heights, Collective and Address Hillcrest.

Property types and buildings

Dubai Hills Estate is one of the few central Dubai communities with a full range, from studios and 1 bedroom flats to 4, 5 and 6 bedroom villas. The table lists the clusters that have a page on TRPE.

Cluster or building	Developer	What to check on its page
Park Heights	Emaar community	Home types and sizes on offer, distance to the park
Collective	Emaar community	Layouts, floor and view, current listings
Address Hillcrest	Emaar community	Whether hotel-brand services apply, and the fees
Golf Grove and Golf Place	Emaar community	Distance to the course, home types, views
Maple 1, Maple 2	Emaar community	Bedroom counts, plot size, garden
Sidra 3	Emaar community	Bedroom counts, plot size, street position
Park Field and Dubai Hills	Emaar community	Current homes and types

Check the type, size and handover status on each building page, because each cluster mixes layouts.

Cluster or building	Type	What stands out
Park Heights	Apartments	Next to the park, close to King's College Hospital Dubai Park Heights Square
Collective	Apartments	Collective 2.0 is a high-demand name in search
Address Hillcrest	Branded apartments	Address hotel brand services
Golf Grove and Golf Place	Golf course homes	Fairway views, Golf Place includes terraces and villas
Maple 1, Maple 2	Townhouses	Family layouts with gardens, a popular search name
Sidra 3	Villas	Larger plots, quieter streets
Park Field and Dubai Hills	Mixed	See each page for current homes

Our guide to Dubai Hills Estate townhouses explains the townhouse clusters, and Dubai Hills Estate vs Arabian Ranches compares it with a villa rival.

Rents and prices by home size

The figures below are averages from dubizzle's H1 2026 rental and sales reports. They come from dubizzle's own listing data and may not match registered contracts, so use them as a range.

Apartment size	Average annual rent, H1 2026	Average sale price, H1 2026
1 bedroom	AED 107,000	AED 1,763,000
2 bedrooms	AED 164,000	AED 2,851,000
3 bedrooms	AED 260,000	AED 4,497,000
All apartments	AED 147,000 (rent)	AED 2,469 per sq ft

Villa size	Average annual rent, H1 2026	Average sale price, H1 2026
4 bedrooms	AED 355,000	AED 10,745,000
5 bedrooms	AED 1,018,000	AED 22,629,000
6 bedrooms	AED 2,353,000	AED 49,015,000

Sources: dubizzle Dubai H1 2026 rental market report and H1 2026 sales market report. The sales report gives villa prices for the luxury segment at AED 2,825 per sq ft and has no separate townhouse figure, so townhouse prices sit below these villa averages and vary by cluster. Studio figures are not reported.

See current listings on the Dubai Hills Estate rental page, the 1 bedroom and 2 bedroom apartment pages, and townhouses for rent. To buy, browse homes for sale in Dubai Hills Estate.

Dubai Hills Estate compared with nearby areas

Area	1 bedroom rent	2 bedroom rent	Sale price per sq ft
Dubai Hills Estate	AED 107,000	AED 164,000	AED 2,469
Dubai Marina	AED 102,000	AED 156,000	AED 2,220
Downtown Dubai	AED 133,000	AED 223,000	AED 3,255

All three come from the same dubizzle H1 2026 reports. Dubai Hills sits between the Marina and Downtown on price per square foot, and its 2 bedroom rent is close to the Marina's.

Service charges

Service charges differ between apartment buildings and villa clusters, and we do not quote a community average. Ask the seller or landlord for the latest statement and check the building in the Dubai Land Department index. Our guides explain the service charge index and how to check service charges before you buy. The official index is on dubailand.gov.ae.

Getting around

Dubai Hills is a car-based community. Roads inside are wide and landscaped, and most residents drive to work. Check bus routes and any future rail plans on rta.ae, because we do not rely on a metro station here.

From Dubai Hills Estate to	Approximate travel time (Emaar)
Downtown Dubai	about 15 minutes
Dubai Marina	about 15 minutes
Dubai International Airport	about 20 minutes
Expo 2020 site	about 25 minutes
Al Maktoum International Airport	about 30 minutes

Emaar notes that times vary by location within the estate and by mode of transport. Peak-hour traffic on Al Khail Road is slower than the table suggests.

Schools, nurseries and healthcare

Emaar lists three schools on its community page, and more schools sit in neighbouring Al Barsha South and Al Khail. Curricula, ratings and fees change every year, so search the KHDA school directory before you apply, and test the school run at the real time you would travel.

On healthcare, Emaar lists King's College Hospital London, Dubai (open 24 hours) and the American Hospital Dubai Hills Clinic inside Dubai Hills Mall. Our guide to family-friendly communities in Dubai compares the area with others.

Lifestyle

• Park. Dubai Hills Park covers 180,000 square metres.
• Golf. The 18-hole championship course is the centre of the community. Dubai Hills Golf Club also won United Arab Emirates' Best Golf Course in 2021, according to Wikipedia.
• Mall. Dubai Hills Mall is 282,000 square metres, with shops, dining and entertainment.
• Feel. Quiet, green and family-oriented compared with the Marina or Downtown. There is no beach or waterfront inside the estate.

Pros and cons

Pros	Cons
Large parks and an 18-hole golf course	Car needed for most trips
Mall, hospital and clinics in or beside the estate	Villa and townhouse prices are high
About 15 minutes to Downtown and the Marina	No beach or waterfront
Villas, townhouses and apartments in one place	Traffic builds on Al Khail Road at peak times
Schools in the estate area and neighbouring districts	Some clusters may still be under construction, so visit before you commit

Who Dubai Hills Estate suits

• Families. Townhouses and villas with gardens, a park and schools within a short drive.
• Professionals with a car. A 1 or 2 bedroom apartment gives space and green views, with Downtown or the Marina 15 minutes away.
• Buyers upgrading from a flat. Townhouses offer a step up in space. See buying a townhouse in Dubai.
• Renters. Apartments average AED 107,000 for a 1 bedroom, close to Dubai Marina, with more open space.
• Golf lovers. Homes on the course give direct views and a short walk to the club.

Apartment, townhouse or villa: how to choose

Most people arrive in Dubai Hills with one of three budgets, and the answer changes with each.

• Apartment. The lowest entry point. A 1 bedroom averages AED 1,763,000 to buy and AED 107,000 a year to rent on dubizzle's H1 2026 figures. You share the building facilities and pay a service charge, but you also skip garden upkeep. Apartments near the mall and park give the shortest walk to daily needs.
• Townhouse. More space and a small private garden for a family, usually in a gated cluster with its own park and play areas. dubizzle gives no townhouse averages, so compare live listings in the same cluster and size. Our townhouse rental page shows what is available.
• Villa. The most space and privacy, and the highest prices. dubizzle's H1 2026 averages for 4 bedroom villas are AED 355,000 a year to rent and AED 10,745,000 to buy, where the sale figure is for the luxury segment, so smaller villas may sit lower.

What to check on a viewing

• Which cluster you are in. Streets backing onto the park, the golf course or a main road feel very different. Visit in the evening and at the weekend.
• Construction nearby. Ask the agent which plots next door are still being built and when they finish.
• Distance to school and mall. The estate is large, so a walk from one side to the other can be long in summer.
• Parking and visitor rules. Cluster rules differ between villa, townhouse and apartment communities.
• The service charge statement. Ask for the latest invoice and what it covers.

Nearby areas to compare

If Dubai Hills is not quite right, three neighbours are worth a look. Al Barsha South sits close by and has schools nearby. Arabian Ranches offers a quieter villa setting further from the city. Business Bay gives a tower and canal lifestyle with a metro station. Compare rents and prices side by side before you decide, and use the same bedroom count and the same source for each area.

Off-plan and buying in Dubai Hills Estate

New clusters keep launching, mainly apartment towers and townhouse phases. See current projects on the off-plan Dubai Hills Estate page. Add the Dubai Land Department transfer fee and agency costs to any purchase, as explained in Dubai Land Department fees in 2026. For renting, see Ejari and tenancy contracts.

Frequently asked questions