Buy a Villa in Emirates Hills
Emirates Hills is Dubai's most prestigious residential district, an ultra-exclusive gated community that is home to some of the country's wealthiest residents. With only around 600 villas set around the Montgomerie Golf Course, it is the "Beverly Hills of the Middle East".
Exclusivity and status
Emirates Hills is unique in Dubai: it is the only community where owners may build their villa to their own architectural design. As a result, every residence has a distinct character, from Mediterranean palazzos to ultra-modern design villas.
The community is tightly secured with gatehouse control, patrols and camera surveillance. Privacy and discretion are core values. Many residents are UHNWIs (Ultra High Net Worth Individuals), entrepreneurs, royalty and international public figures.
Plots range from 1,000 sqm to more than 5,000 sqm, with villas of 600 to 3,000 sqm of living space. Gardens are typically extensively landscaped with mature trees, water features and entertainment areas.
Prices and market dynamics
The entry price for a villa in Emirates Hills is around AED 25 million (approx. EUR 6.25 million) for a smaller plot with an older villa. Renovated or newly built villas on large plots cost AED 50–120 million. The most expensive transactions exceed AED 150 million.
The price per square foot of living space varies widely: AED 2,500–6,000/sqft, depending on the position within the community (golf view, waterfront, corner plot), build quality and finishing standard.
Transaction volume is limited, typically 20–40 sales per year, underscoring the exclusivity. Many villas trade off-market through private networks.
Location and accessibility
Emirates Hills sits centrally in New Dubai, directly off Sheikh Zayed Road. Dubai Marina is a 5-minute drive, Mall of the Emirates 3 minutes and Downtown Dubai 15 minutes. Dubai International Airport (DXB) can be reached in 20–25 minutes.
Its immediate neighbours are The Springs, The Meadows and The Lakes, quiet family communities that reinforce the area's green character. The Montgomerie Golf Course (18 holes, designed by Colin Montgomerie) forms the heart of the community.
International schools in the immediate vicinity: Emirates International School, Dubai British School, Regent International School and Jumeirah English Speaking School (JESS).
Building and renovating in Emirates Hills
Unlike other communities, in Emirates Hills you can build your own villa. The process:
1. Acquire a plot or an existing villa you wish to demolish and rebuild 2. Engage an architect for the design (in line with Emaar guidelines) 3. Submit the design to Emaar for approval 4. Select a contractor and start construction (18–30 months)
Construction costs range between AED 1,500 and AED 4,000 per square foot, depending on the finishing standard. Building a 1,000 sqm villa therefore costs AED 1.5–4 million on top of the plot price.
Renovations are equally possible and popular. Many villas from 2005–2010 are being modernised with new kitchens, bathrooms, home automation and energy-efficient systems. A full renovation costs AED 1–5 million.
Augusta Properties and the ultra-luxury segment
Our team has extensive experience guiding transactions in Emirates Hills. We provide the discreet, personal service this segment demands.
Our services include: access to off-market listings, independent valuations by certified RICS valuers, legal due diligence including plot verification, supervision of construction or renovation projects and coordination with interior designers.
All communication is confidential. We understand that transactions in this segment require discretion and act accordingly.
Personal guidance from Augusta experts
Every situation is different. Our advisors would be pleased to discuss your requirements, entirely without obligation.
Frequently asked questions
How many villas are there in Emirates Hills?+
Emirates Hills comprises approximately 600 villas. No new plots are being released, so supply is finite. This limited supply is one of the most important value drivers.
Can I acquire a plot in Emirates Hills to build my own villa?+
Vacant plots rarely come to market. Most buyers acquire an existing villa and renovate or rebuild it. When a plot does become available, prices range between AED 15 and AED 60 million, depending on size and position.
How is security handled in Emirates Hills?+
Emirates Hills is one of the best-secured communities in Dubai, with a 24-hour manned gatehouse, access control for residents and visitors, camera surveillance and regular security patrols.
What are the annual costs of a villa in Emirates Hills?+
Service charges amount to approximately AED 4–6 per square foot per year. DEWA costs run from AED 8,000–25,000 per month. Garden care costs AED 3,000–8,000 per month, pool maintenance AED 1,000–2,500 per month. In total approximately AED 300,000–700,000 per year.
Is Emirates Hills a sound investment?+
Emirates Hills is primarily a lifestyle acquisition, but capital appreciation has been impressive: an 80–120% increase in five years. Rental yields are lower (2–3% net), but capital growth more than compensates.