# Dubai Hills Estate: The Ultimate Guide for Investors in 2024

> Discover why Dubai Hills Estate is a top investment choice in 2024. Explore property prices, rental yields, and unique features of this luxurious community.

Source: https://withlida.com/areas/dubai-hills-estate

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:::intro
Dubai Hills Estate combines apartments, townhouses and villas around parks, a mall and a golf course. Bayut's one-bedroom apartment asking-rent average is AED 102,000 a year, based on listings over the last 12 months, retrieved 11 October 2026. Household comparisons work best when the housing format, exact entrance and costs beyond rent or price stay together. ([Emaar](https://www.emaar.com/en/our-communities/dubai-hills-estate), [Bayut](https://www.bayut.com/area-guides/dubai-hills-estate/))
:::

| Named housing setting | Format | Source | Evidence of status |
| --- | --- | --- | --- |
| Acacia, beside Dubai Hills Park | 1 to 3-bedroom apartments | [Emaar: Acacia](https://www.emaar.com/en/properties/acacia) | Project and layout description; no dated completion or occupation evidence on this page |
| Collective 2.0, shared-space apartment setting | 1 and 2-bedroom apartments | [Emaar: Collective 2.0](https://www.emaar.com/en/properties/collective-2) | Project and shared-facility description; no dated completion or occupation evidence on this page |
| Maple, green-corridor townhouse setting | 3 to 5-bedroom townhouses | [Emaar: Maple](https://www.emaar.com/en/properties/maple) | Townhouse and garden description; no dated completion or occupation evidence on this page |
| Golf Place Terraces, golf-side setting | 4 to 6-bedroom villas | [Emaar: Golf Place Terraces](https://www.emaar.com/en/properties/golf-place-terraces) | Villa-format description; no dated completion or occupation evidence on this page |
| Emerald Hills, golf-side plot collection | Plots for individually designed homes | [Emaar: Emerald Hills](https://www.emaar.com/en/properties/emerald-hills) | Plot description; a completed or occupied home on a particular plot is not established |

Source: withlida.com, 11 October 2026, from the linked Emaar project pages. These are selected format examples, not a completion register. Marketing availability is not proof of handover or occupation.

**Last verified: 11 October 2026.** Checked by the publication's independent check, 11 October 2026.

:::summary
- Compact apartment comparisons can begin with Collective 2.0's published layouts; garden-focused townhouse comparisons have a different starting point in Maple.
- Keep apartment and villa asking rents separate, with Bayut's rolling listing period attached.
- School inspection year, fee year and entrance-to-campus journey answer different household questions.
- DEWA setup, recurring bills, contract deposits and property-specific upkeep belong outside the headline home budget.
:::

## What is Dubai Hills Estate?

Dubai Hills Estate is Emaar's master-planned community by Al Khail Road in Dubai, bringing residential neighbourhoods together with Dubai Hills Park, Dubai Hills Mall and a golf course. Emaar's [Acacia access description](https://www.emaar.com/en/properties/acacia) names Al Khail Road and Sheikh Mohammed bin Zayed Road. Its [community page](https://www.emaar.com/en/our-communities/dubai-hills-estate) describes an extent of over 11 million square metres and a 180,000 sqm Dubai Hills Park. Both sources were retrieved 11 October 2026.

Those are community-scale descriptions. The daily experience comes from a smaller set of connections: your building entrance or house gate, the park entrance you use, groceries, the school arrival point and your workplace. A home beside one anchor can have a different routine from a home elsewhere in the same estate.

For households comparing shared facilities and an apartment layout, the apartment projects are the direct comparison set. For households placing a garden and a house layout first, the townhouse and villa settings answer a different space question. The existing [Dubai Hills Estate family map](/areas/dubai-hills-estate-family-map) takes the cluster comparison further.

## Which housing formats are available?

Emaar's published formats include apartments, townhouses, villas and residential plots, with different room layouts and responsibilities. The table above keeps a named setting beside its official format and the evidence its page provides, as read 11 October 2026.

Acacia's description centres on apartments overlooking Dubai Hills Park. Collective 2.0 describes smaller apartment layouts alongside shared work, library and leisure spaces. Their floor plans make a useful first comparison for households weighing private room space against common facilities.

Maple's townhouse description includes a garden and maid's room. Golf Place Terraces describes larger villa layouts. Emerald Hills is a plot collection, so the land record and the particular home built on it need separate consideration. These distinctions come from the linked Emaar descriptions, not a ranking of the settings.

A project page establishes the format it describes. A ready-home comparison also needs evidence for the particular property: its handover documents, current condition, usable facilities and access arrangements. A planned amenity or a marketing inventory label does not establish that a household can use it today.

## What do asking budgets show?

Bayut's apartment and villa tables show average annual asking rents from listings over the last 12 months, retrieved 11 October 2026. They provide a format-level budget screen rather than an agreed rent for a particular home. The following selected rows retain the source's figures without combining the two formats.

### Apartment asking rents

| Apartment format | Average annual asking rent, AED |
| --- | ---: |
| Studio | 73,000 |
| 1 bedroom | 102,000 |
| 2 bedrooms | 162,000 |
| 3 bedrooms | 268,000 |
| 4 bedrooms | 272,000 |

Source: withlida.com, 11 October 2026, from [Bayut's Dubai Hills Estate rental table](https://www.bayut.com/area-guides/dubai-hills-estate/). Period: property listings over the last 12 months; retrieved 11 October 2026. Selected apartment rows, annual asking averages.

### Villa asking rents

| Villa format | Average annual asking rent, AED |
| --- | ---: |
| 3 bedrooms | 351,000 |
| 4 bedrooms | 391,000 |
| 5 bedrooms | 1,020,000 |
| 6 bedrooms | 2,476,000 |
| 7+ bedrooms | 2,583,000 |

Source: withlida.com, 11 October 2026, from [Bayut's Dubai Hills Estate rental table](https://www.bayut.com/area-guides/dubai-hills-estate/). Period: property listings over the last 12 months; retrieved 11 October 2026. Selected villa rows, annual asking averages.

The villa category is a portal classification. A townhouse comparison still needs the named development and floor plan; these figures do not supply a separate Maple townhouse average. Within either format, floor area, furnishing, outdoor space, condition and payment terms need to remain visible alongside bedroom count.

:::aside{title="What the rent figures measure"}
The rolling listing period is Bayut's stated basis, not a calendar-year transaction series. The tables are asking averages, not achieved rents or renewal entitlements. Future-dated rows in the page's separate contract feed are excluded from this guide; no contract-feed amount is used. Listing counts and the spread around each average are not supplied alongside these selected rows.
:::

### Purchase asking budgets

Bayut's sale tables also use property listings over the last 12 months, retrieved 11 October 2026. These selected asking averages keep the housing format visible:

| Housing format | Bedrooms | Average asking sale price, AED |
| --- | ---: | ---: |
| Apartment | 1 | 1,765,000 |
| Apartment | 2 | 2,873,000 |
| Apartment | 3 | 4,464,000 |
| Villa | 3 | 8,396,000 |
| Villa | 4 | 11,316,000 |
| Villa | 5 | 22,759,000 |

Source: withlida.com, 11 October 2026, from [Bayut's Dubai Hills Estate sale tables](https://www.bayut.com/area-guides/dubai-hills-estate/). Period: property listings over the last 12 months; retrieved 11 October 2026. Selected apartment and villa rows, asking averages rather than completed-sale prices.

A purchase comparison still needs the exact home's quoted price, format, size and completion evidence, alongside dated comparable sale records. The asking averages are not a valuation for an individual home. Transaction and ownership costs sit outside the quoted price and need to be established for that property.

## How do schools and daily journeys vary?

School fit depends on the year group and the actual journey from the home entrance to the campus arrival point. GEMS Wellington Academy Al Khail now uses the public name **GEMS Wellington - Dubai Hills**, according to the [school's current site](https://www.gemswellington-dubaihills.com/en/tuition-fees), retrieved 11 October 2026. KHDA, Dubai's private-school regulator, displays the legal record **Gems Wellington L.L.C - Dubai Hills**, a UK curriculum and an overall rating of **Very good for 2023-2024** on its [school record](https://web.khda.gov.ae/en/Education-Directory/Schools/School-Details?CenterID=1458&Id=4432), retrieved the same day. The inspection year stays attached to the rating.

The school's **2026-2027 Year 1 fee sheet** lists tuition of **AED 77,923** and a total of **AED 59,862 after its displayed tuition discount**. Those are separate fields in the [dated Year 1 document](https://www.gemswellington-dubaihills.com/hubfs/WEK/Fees%202026/GEMS%20Wellington%20Academy%20Al%20Khail%20L.L.C%20%283%29.pdf?hsLang=en), retrieved 11 October 2026. The applicable discount needs confirmation with the school. Uniform, a digital device and optional transport appear separately, so the discounted total is not an all-in household school budget.

For detailed project-to-school comparisons, the existing [Dubai Hills school-record distance map](/areas/dubai-hills-school-record-distance-map) explains its point-based method. Its straight-line measurements do not establish a walking route, school-bus service or admission outcome.

### Connect the home entrance to a named station

The address-to-station leg needs its own journey check before the Metro leg is added. RTA, Dubai's Roads and Transport Authority, identifies Mall of the Emirates on the Red Line in its [public transport guide](https://www.rta.ae/links/promotions/rta-dubai-connector-eng.pdf), retrieved 11 October 2026. That names a station to test; it does not establish the best connection from every Dubai Hills address.

| Journey check | Exact named endpoints | What remains to establish |
| --- | --- | --- |
| Mall-to-station connection | Dubai Hills Mall main entrance to Mall of the Emirates Metro Station entrance | A current itinerary for the chosen date and departure time, including walking and any transfers |
| Home-to-mall leg | The selected building entrance or villa gate to Dubai Hills Mall main entrance | The actual access point, route and mode for that home |
| School journey | The selected home entrance to GEMS Wellington - Dubai Hills' confirmed arrival gate | The school's gate instructions and the route at arrival and collection times |

Source: withlida.com, 11 October 2026. Endpoint checks use Emaar's named community anchors, KHDA's school identity and [RTA's Journey Planner](https://www.rta.ae/wps/portal/rta/ae/public-transport/journeyplanner). These are inputs for a journey check, not returned itineraries.

RTA's planner asks for a starting point, destination and departure selection. No address-specific itinerary was obtained for this guide. A household can select the relevant stops in the planner and account separately for the journey from the front door to the boarding point, waiting, transfers and the station entrance. The return journey can require a separate check. No universal driving time, direct bus connection or future Metro extension is assumed.

## What costs sit outside the home price or rent?

Deposits, setup fees, recurring bills and home-specific upkeep belong in separate parts of the household budget. A refundable deposit is cash tied up, while a fee pays for a service and consumption creates recurring bills.

### A scoped DEWA small-meter example

DEWA, the Dubai Electricity and Water Authority, publishes a refundable residential deposit of **AED 2,000 for a flat** and **AED 4,000 for a villa** on its [move-in service page](https://www.dewa.gov.ae/en/consumer/supply-management/activation-of-electricity-water-move-in), as of 11 October 2026. Its owner-specific note says the deposit is refunded upon sale of the premises only.

For **one residential flat with a new small-meter setup**, with no discount or existing deposit credit, the published components produce this calculation:

| Published component | Amount, AED | Budget treatment |
| --- | ---: | --- |
| Flat security deposit | 2,000 | Refundable cash held by DEWA, subject to its account conditions |
| Electricity and water connection, small meters | 125 | Setup fee |
| Registration | 10 | Setup fee |
| Knowledge fee | 10 | Setup fee |
| Innovation fee | 10 | Setup fee |
| Fee subtotal: 125 + 10 + 10 + 10 | **155** | Published setup-fee components |
| Cash for these components: 2,000 + 155 | **2,155** | Deposit plus published fees |

Source: withlida.com, 11 October 2026, calculated from [DEWA's published move-in components](https://www.dewa.gov.ae/en/consumer/supply-management/activation-of-electricity-water-move-in), as of October 2026. DEWA's move-in FAQ also states the activation-fee total of AED 155.

**AED 2,155 is this setup example's cash requirement, not a complete moving budget or a recurring bill.** It excludes rent, a landlord's deposit, tenancy registration, cooling arrangements and ongoing electricity and water consumption. The DEWA premise and meter classification, applicable concessions, deposit credit and issued payment request determine the actual setup amount.

DEWA's page explains that applicable tenant move-in accounts use **Ejari, Dubai's tenancy-contract registration**. The contract and move-in documents can also identify the landlord deposit, any agency charge, cooling provider and connection requirements. Each amount needs its own dated agreement or invoice; no standard percentage is assigned here.

### Service charges need the property record and budget year

DLD, the Dubai Land Department, provides a [Service Charge Index](https://dubailand.gov.ae/en/eservices/service-charge-index-overview/) for charges approved by RERA, Dubai's real estate regulator, for jointly owned properties. Its procedure, verified 11 October 2026, is to select the **project name, use and year**, then view the result. Mollak is DLD's jointly owned property management system; the service is also accessible through Dubai REST, DLD's property-services app.

No matched project, use and budget-year charge was obtained for this guide. There is therefore no estate-wide service-charge rate or calculated ownership total. A property comparison can record the matched index result beside the managing agent's budget and invoice, including what each charge covers.

The index's jointly owned property scope does not establish every private home's upkeep cost. Private-garden care, pool servicing where relevant, maintenance responsibility, cooling and facility access also depend on the actual home and its agreements. The practical comparison keeps setup cash, annual contractual payments and consumption-based bills separate, with the person responsible for each item recorded.

::::faq
:::faq-item{q="Where is Dubai Hills Estate?"}
Dubai Hills Estate is by Al Khail Road in Dubai. Emaar's Acacia access description names Al Khail Road and Sheikh Mohammed bin Zayed Road; its community page identifies Dubai Hills Park, Dubai Hills Mall and the golf course. Use the particular project's location and entrance for journey planning. Sources verified 11 October 2026.
:::
:::faq-item{q="Is Dubai Hills Estate part of Emaar?"}
Yes. Emaar publishes the community page and the named project descriptions linked in the housing-format table. Those descriptions establish formats; individual-property completion and occupation need their own evidence. Sources verified 11 October 2026.
:::
:::faq-item{q="Which Metro station serves a Dubai Hills journey?"}
Mall of the Emirates is a named Red Line station to test in RTA's planner. The connection depends on the specific home entrance, boarding point, departure time and any transfers. No itinerary or community-wide travel time is established here. RTA sources retrieved 11 October 2026.
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**Change log:** 2026-10-11 · refreshed · Replaced the 2024 investment framing, unsupported price and yield bands, forecasts, recommendations, anonymous expert claims, developer comparisons and visible CSS with a residential overview. Housing formats checked against Emaar; asking sale prices and rents replaced with Bayut's rolling listing averages retrieved 11 October 2026; school identity and the 2023-2024 inspection checked against KHDA; fees against the 2026-2027 school document; journey method against RTA; setup arithmetic against DEWA; service-charge lookup against DLD. Correction date: 11 October 2026.

:::callout{variant="info" title="Before you act"}
This guide is general information, not financial, legal, or investment advice. Fees, thresholds, and rules change; verify the current requirements with the Dubai Land Department (DLD), RERA, or your licensed agent before you commit.
:::