Dubai Hills Estate Area Guide 2026: Location, Rent, Prices & Living

Dubai Hills Estate is Emaar's master-planned community in Mohammed Bin Rashid City, built around an 18-hole golf course, Dubai Hills Park and Dubai Hills Mall. Homes are apartments, townhouses and villas. Bayut's average asking figures put a one-bedroom apartment at AED 102,000 a year to rent or AED 1,787,000 to buy (as of October 2026). There is no Metro station inside the community, so most residents drive.

This guide covers where Dubai Hills Estate is, how long the drive takes to the places people ask about, what the roads and public transport look like, which schools and amenities Emaar and Bayut list, what rent and sale prices were being asked, and how the community compares with Arjan, DLRC and JVC. Figures are dated October 2026 and will change.

Where Is Dubai Hills Estate?

Bayut's Dubai Hills Estate guide describes Dubai Hills Estate as the first phase of Mohammed Bin Rashid City and as a master-planned community developed through a joint venture between Emaar Properties and Meraas Holding. Emaar's Dubai Hills Estate page gives the scale as over 11 million sq m, or a 2,700-acre multi-purpose development, with 1,450,000 sq m of parks and open spaces. The main roads are Al Khail Road (E44), Umm Suqeim Street (D63) and Sheikh Mohammed Bin Zayed Road (E311), according to Bayut. Dubai Hills Mall sits at the junction of Umm Suqeim Street and Al Khail Road, per Emaar's mall launch announcement.

Distances by Road From Dubai Hills Estate

Distances and times come from the public OSRM router on OpenStreetMap data, measured from a point in the middle of Dubai Hills Estate (as of October 2026). They assume light traffic. Emaar's own page gives indicative times of about 15 minutes to Downtown Dubai and Dubai Marina, so the two sources are in the same range. Rush hour on Al Khail Road and Sheikh Zayed Road can add a lot, so test the drive at the time you would make it.

Dubai Hills Estate Location Map

The marker shows a point in the middle of the community. Nearby landmarks, with the road distances from the table above: Dubai Hills Mall (about 3 km), Mall of the Emirates (about 7 km), Arjan (about 8 km) and Jumeirah Village Circle (about 9 km).

What Dubai Hills Estate Is

Emaar's Dubai Hills Estate page lists an 18-hole championship golf course, Dubai Hills Park (180,000 sq m), Dubai Hills Mall (282,000 sq m), three schools and a 54 km bicycle route, with apartments, villas and townhouses on offer. Emaar's launch announcement for the mall described a mall with more than 750 retail and dining outlets planned, a cinema and a hypermarket. Bayut's Dubai Hills Estate guide names Roxy Cinemas, Adventure Park and a Géant hypermarket at the mall. Emaar lists the American Hospital Dubai Hills Clinic inside the mall, and King's College Hospital London, Dubai, open 24 hours, off Al Marabea' Street.

Homes: Apartments, Townhouses and Villas

According to Bayut, the community is organised in clusters. Apartments are in mid-rise buildings such as Park Heights, Mulberry, Collective, Acacia, Executive Residences, Golf Suites, Hyde Residences and Hills Park, in one to three-bedroom layouts. Townhouses are in sub-communities such as Maple and Sidra Villas. Villa sub-communities include Golf Place, Fairway Vistas, Majestic Vistas, Parkway Vistas and Emerald Hills, with larger plots and private pools. Emaar's page lists 43 projects in the community, so some parts are still being built or released.

Schools, Nurseries and Healthcare

Emaar lists three schools in the community. The operators' own pages describe two of them: GEMS Wellington Dubai Hills (formerly GEMS Wellington Academy Al Khail) follows a British curriculum from nursery to Year 13 at Exit 18, Al Marabea Street East, and GEMS International School Dubai Hills is an IB World School for Pre-KG to Grade 12, opened in September 2013. Bayut also lists GEMS New Millennium School, which follows the Indian CBSE curriculum, and two Blossom Nursery branches. Check each school's current inspection report on the KHDA directory, then confirm fees, curriculum and places with the school before you choose a home around it.

Roads, Metro and Buses

Residents reach Dubai Hills Estate mainly through Al Khail Road (E44), with connections from Umm Suqeim Street (D63) and Sheikh Mohammed Bin Zayed Road (E311), per Bayut.

• Metro today: there is no station in Dubai Hills Estate. Bayut names Mall of the Emirates and Equiti on the Red Line as the nearest stations, both about a 20-minute drive via Umm Suqeim Street. OSRM's free-flow route to Mall of the Emirates itself is about 10 minutes.
• Bus: in July 2024 the RTA announced route DH1, a circular bus between Dubai Hills and Equity Metro Station at one-hour intervals (RTA announcement). Check the RTA journey planner for the current timetable.
• Blue Line: the Dubai Media Office route list for the Blue Line covers Al Jaddaf, Dubai Festival City, Dubai Creek Harbour, International City, Dubai Silicon Oasis, Dubai Academic City, Al Rashidiya, Mirdif and Al Warqa'a. It does not mention Dubai Hills (Dubai Media Office, 3 May 2026).
• Gold Line: approved in April 2026 and scheduled to open on 9 September 2032, its named route points include Mohammed Bin Rashid City, but the Dubai Media Office does not name a Dubai Hills station (Dubai Media Office, 22 April 2026).

For the full picture of lines and dates, see our Dubai Metro map guide.

Rent and Prices in Dubai Hills Estate

Source: Bayut's Dubai Hills Estate guide, based on Bayut listings over the previous 12 months (as of October 2026). These are average asking rents and asking prices, not registered tenancy contracts or transactions, and the building makes a large difference. Larger villa figures on the same page vary widely, so look at listings for the specific cluster.

Bayut one-bedroom indices, September 2026

Source: Bayut's sale index and rent index for Dubai Hills Estate (September 2026 values, as of October 2026). Indices follow listings and move month to month, so treat them as a direction, not a price for a particular unit. Registered DLD transaction values can differ; our property valuation guide shows how to check a price.

Dubai Hills Estate Next to Arjan, DLRC and JVC

Source: Bayut area guides for each community, based on listings over the previous 12 months (as of October 2026). On those averages, a one-bedroom in Arjan is about 25% cheaper to rent and about 33% cheaper to buy than in Dubai Hills Estate (AED 77,000 against AED 102,000, and AED 1,191,000 against AED 1,787,000: our arithmetic). Across studio to three-bedroom the Arjan rent averages are between 25% and 36% lower. Averages blend buildings of different ages, sizes and finishes, so the gap is not like-for-like. Pearlshire's Bond Enclave is in Arjan. For detail, read our guides to Arjan location and connectivity, DLRC, and the comparisons Arjan, Motor City and JVC and DLRC and JVC.

Service Charges and Ownership

Service charges are set per building and community, so there is no single Dubai Hills Estate figure. Look up the exact building on the Dubai Land Department's Service Charge Index before you commit. Our service charges guide explains what the fee covers. Bayut lists Dubai Hills Estate as a freehold area. Dubai Hills Estate is widely marketed as a freehold community, but check the ownership status of the specific property with DLD before you buy. Foreign buyers can own freehold property only in areas designated by Dubai law, so confirm the specific building's title with the Dubai Land Department before you buy. Our freehold areas guide explains how to check.

Who It Suits and Trade-Offs

What works

• Parks, a golf course, a 54 km bicycle route and a mall within the community (Emaar).
• Three schools and clinics listed by Emaar inside or beside the community.
• A mix of apartments, townhouses and villas, so a household can move up in size without leaving the area.
• Drive times of roughly 15 to 20 minutes to Marina, Business Bay and Downtown in light traffic (OSRM).

What to weigh

• Bayut notes that property prices and rents are above average compared with many other Dubai neighbourhoods.
• No Metro station in the community, so a car or a bus plus Metro journey is the usual pattern.
• Some parts are still under construction, as Emaar lists 43 projects.
• Averages blend many buildings, so two apartments of the same size can rent at quite different prices.

Where to Go Next

• Dubai areas guide: communities compared
• Average rent in Dubai by area
• 2 BHK prices in Dubai by area
• Dubai apartment prices guide
• Freehold areas in Dubai
• Dubai Metro lines, stations and status
• Majan Dubai area guide