Emirates Hills is a gated Emaar villa community in Dubai, built around the Montgomerie golf course and sharing borders with The Meadows, The Springs and The Lakes. This emirates hills guide is for buyers and renters at the top of the market who want land, privacy and a golf-course setting rather than a tower. It covers the layout, what the houses are like, prices from the H1 2026 reports, transport, schools, daily life and the trade-offs.

Where Emirates Hills is and how it is laid out

Bayut describes Emirates Hills as an upscale gated community by Emaar Properties, part of the Emirates Living projects, sharing borders with The Meadows, The Springs and The Lakes. It says the community was established in 2003. Most houses are set around the Montgomerie golf course, an 18-hole course designed by Desmond Muirhead and Colin Montgomerie, according to Wikipedia, and home to the Address Montgomerie hotel, which Bayut describes as a five-star hotel with an 18-hole course.

Houses here are individually designed rather than built to a template. Bayut gives plot sizes of about 12,000 to 45,000 sq ft, and says buyers can purchase a plot to build their own home or buy a ready house. Neighbours include The Meadows, The Springs and the wider Emirates Living area. A short drive south and west are Jumeirah Islands and Dubai Marina.

Sectors and sub-communities

The community is divided into lettered sectors. Bayut names Sectors A, B, C and E and also lists the sub-communities Montgomerie Hills, Dyaar Al Hambra, Montgomerie Maisonettes and Signature Villas. Dubizzle's area overview names Sectors E, H, P and W in its price tables.

Area inside Emirates Hills	What the sources say	Our page
Sector H	Named by dubizzle in both its sales and rental tables	Sector H
Sector E	Named by Bayut and by dubizzle in both tables	Ask us about homes here
Sector P	Named by dubizzle in its rental table	Ask us about homes here
Sector W	Named by dubizzle in its sales table	Ask us about homes here
Montgomerie Hills, Dyaar Al Hambra, Montgomerie Maisonettes, Signature Villas	Villa sub-communities listed by Bayut	Ask us about homes here

The sector tells you little about quality on its own. The plot, the build year and what the house faces matter more, so view each house in person.

Property types

This is a villa and mansion community. Dubizzle says the houses come with swimming pools, parking and BBQ areas, and the rental villas are mostly 5 and 6 bedrooms. There are no apartment towers, so searches for apartments in Emirates Hills will not match what is built. Each house has its own character, which makes comparisons between two sales harder than in a standard community.

Browse villas for rent in Emirates Hills and 5-bedroom villas for rent. For new-build and off-plan villas elsewhere, see our off-plan villas page.

Prices in Emirates Hills, H1 2026

Dubizzle's Dubai property sales report for H1 2026 (page updated 24 September 2026) ranks Emirates Hills the third most popular area for buying ultra-luxury villas, after Palm Jumeirah and Jumeirah Islands. It gives an average price per square foot of AED 4,075 for villas, with 5-bedroom villas averaging AED 68.75 million and 6-bedroom villas AED 80.64 million. It shows no figure for 4-bedroom villas.

Area (dubizzle H1 2026, ultra-luxury villas)	Average price per sq ft	4-bed	5-bed	6-bed
Emirates Hills	AED 4,075	Not published	AED 68,750,000	AED 80,636,000
Jumeirah Islands	AED 3,630	AED 26,253,000	Not published	AED 36,000,000
Palm Jumeirah	AED 6,137	AED 32,760,000	AED 51,926,000	AED 63,719,000

A per-square-foot figure is only a guide here. Plots are large, and the price depends heavily on the land, the frontage and the condition of the house. Ask for recent Dubai Land Department transactions on the same sector before you make an offer. Our villa cost guide explains the other costs on top of the price.

We do not quote rent averages for Emirates Hills. No dated 2026 report we could open gives a reliable figure for it. Rents vary far more by house than by sector.

Is Emirates Hills freehold?

Yes. The Dubai Land Department's Know Your Rights guide lists Emirates Hills among the designated areas where foreign nationals can own freehold property. See buying property in Dubai as a foreigner, and the DLD fees guide for transfer costs. Check the Dubai Land Department for the registration steps.

Service charges and upkeep

We do not give a service charge figure, because no dated source we could open lists one for Emirates Hills. Ask for the latest community charge statement for the specific house and compare it with the Dubai Land Department's service charge index. Our service charge checking guide shows how. Large houses also carry heavy costs for cooling, pool and garden care, which the villa running costs guide breaks down.

Getting around

There is no metro station inside Emirates Hills. Bayut says the nearest is the Dubai Marina station, about 10 minutes away by car. That station is now called Sobha Realty (renamed on 9 August 2021, according to Khaleej Times). Bayut also notes a few bus stops in JLT and at the entrance of The Lakes. Taxis and ride-hailing apps are widely used.

Bayut states these approximate road times from its undated guide:

• Mediclinic Meadows. About 10 minutes.
• Saudi German Hospital in Al Barsha. About 11 minutes.
• Knowledge Park universities. About 15 minutes.
• Hindu temples in Bur Dubai. About 30 minutes.

Check route options on the RTA website.

Schools, nurseries and healthcare

Bayut lists Dubai International Academy (IB curriculum) and Dubai British School (British curriculum) in the community, with Emirates International School in The Meadows as a nearby IB option, and Raffles Nursery for younger children. Wikipedia lists the same schools and adds Emirates Hill Nursery. Check ratings and fees on the KHDA website.

For health care, Bayut names Mediclinic Meadows, Noor Al Shefa Clinic in The Springs and Saudi German Hospital in Al Barsha. Confirm services and opening hours on the DHA website or with the provider.

Lifestyle

Golf is the centre of life here. Dubizzle names the Montgomerie Golf Club and the Emirates Hills Golf Club nearby, and Wikipedia says the houses sit beside two golf courses. There are pet parks, play areas and Nisreen Park, which dubizzle says has walking paths, shaded seating and playgrounds.

The community has no mall of its own. Bayut names Spinneys and Milk and Honey Gourmet Grocer at The Meadows Souk and Carrefour Market at The Springs Souk. Many residents go to the Marina area for dining.

How Emirates Hills compares with its neighbours

Buyers often weigh Emirates Hills against the communities that surround it. They are close on the map but very different in scale and price band.

Community	What it is	Facts from the sources
Emirates Hills	Custom houses on large plots	Plots of about 12,000 to 45,000 sq ft (Bayut); AED 4,075 per sq ft (dubizzle H1 2026)
The Meadows	Emaar villa neighbourhood	Bayut places Spinneys, Mediclinic Meadows and Emirates International School here
The Springs	Gated Emaar community	Bayut places Carrefour Market and Noor Al Shefa Clinic here
The Lakes	Detached villas	Bayut says about 600 detached villas in 12 types, from 2,100 to 3,100 sq ft
Jumeirah Islands	Villas on island clusters	Third-ranked area for ultra-luxury villa buyers in dubizzle's H1 2026 report

The practical difference is the house itself. In The Lakes the homes follow a limited number of designs. In Emirates Hills almost every house is different, so two sales a few streets apart can tell you very little about each other.

What to check before you buy or rent

• The condition of the house. Have it surveyed. Large, individually built houses can cost a lot to put right.
• The plot. Check its size, orientation and what backs onto it. A golf frontage and an internal plot are very different assets.
• The layout and any alterations. Ask what the community permits before you plan changes, and get approvals in writing.
• Time to sell. The pool of buyers is small, so sales can take longer than in a standard community.
• Running costs. Ask for twelve months of cooling, maintenance and garden bills.

For tenants, the annual contract and Ejari registration work the same way as anywhere else in Dubai. Our Ejari guide covers the steps, and the Dubai REST website is the official place to check tenancy rules and calculate rent changes.

Buying a house or a plot here

Bayut says buyers can choose a ready house or buy a plot and build to their own taste and finish. That second route adds design, permissions and construction time, so it suits owners with a long timeline. A ready house is simpler, but it may still need work to bring it up to your standard.

Whichever route you take, the steps are the same as for any freehold purchase in Dubai. Agree the price in writing, sign the sale agreement, pay the deposit and transfer the title at the Dubai Land Department. Our villa buying guide walks through each step, and the DLD fees guide lists the costs to budget. Large purchases often involve company names or joint ownership, which our guide on joint names or a company explains.

Pros and cons

Pros	Cons
Large plots and individually designed houses	Among the highest prices in Dubai, so a small buyer pool
Gated, with golf-course frontage	No metro station and no mall inside the community
Freehold, named by the Dubai Land Department	No standard product, so comparing two houses is hard
Schools and Emirates Living amenities close by	Big houses cost a lot to run, cool and maintain

Who Emirates Hills suits

• Buyers at the top of the market. Land, privacy and a golf setting are the draw.
• Large families. Villas of 5 and 6 bedrooms are the norm.
• Tenants on large budgets. Read renting a villa in Dubai before signing an annual contract.

It suits buyers less well if they want a quick resale, a standard layout or a walk to the metro. Compare it with Jumeirah Islands and The Meadows.

Frequently asked questions