For sale
AED 60M
Villa · Emirates Hills
Emirates Hills — Lakeside Mansion
7 bed9 bath18,500 sq ft
AED 60,000,000View listing
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Area Guide · DubaiFreehold
Emirates Hills
Custom-built houses on a golf course
Dubai at its lowest density and highest ticket
Sale bandAED 20M — AED 300MOriginal plots at the bottom; fully rebuilt mansions far above it.
Annual rent bandAED 800K — AED 5MAnnual rent. The rental market here is thin and negotiated case by case.
TenureFreeholdDesignated freehold; open to all nationalities.
Our live instructions1 for sale · 0 to letRegistered with the Dubai Land Department under Emirates Hills.
The character of the place
What Emirates Hills is actually like
Large individually designed plots arranged around the Montgomerie golf course and a chain of lakes. There is no uniform house type because owners commission their own; the result is the least repetitive residential area in the city.
Who it suits
- Buyers commissioning their own house
- Families wanting space and privacy above all
- Long-term principal residences, rarely investments
What it costs
Sale and rent bands, and how to read them
Buying — capital price
AED 20,000,000 to AED 300,000,000
Original plots at the bottom; fully rebuilt mansions far above it.
On top of the price, a Dubai sale carries a Dubai Land Department transfer fee of 4% of the purchase price plus an admin fee. It is customarily paid by the buyer, or split, and it is negotiable only between the parties — not with DLD. Agency commission and 5% VAT on that commission sit alongside it.
Renting — annual rent
AED 800,000 to AED 5,000,000
Annual rent. The rental market here is thin and negotiated case by case.
Dubai quotes rent annually and settles it in one to four cheques; fewer cheques usually buys a lower headline rent. Every tenancy must be registered on Ejari, and what a landlord may add at renewal is governed by the RERA rental index rather than by the landlord alone.
These are indicative ranges for orientation, not valuations. Dubai prices move quickly. Confirm current figures against transacted data and the rental index before you commit.
Check with DLDOwnership
Freehold title, open to every nationality
Designated freehold; open to all nationalities.
Freehold in Dubai is a matter of where the plot sits, not who is buying. Inside a designated freehold area the title is registered in your name at the Dubai Land Department and passes to your estate. Off-plan purchases are registered on the DLD Oqood system and convert to a title deed at handover.
Buying property can support an application for long-term residency under the Golden Visa scheme, which is linked to a stated AED investment threshold. That threshold and its conditions change with policy, so confirm the current position with ICP or GDRFA Dubai before you buy on that basis.
Getting around
Metro, tram and the roads that matter
Sheikh Zayed Road and Al Khail Road via Emirates Hills gates
No metro — this is a driving community
Dubai Internet City and Media City within 15 minutes
Everyday life
Schools, shopping and healthcare
Schooling
Dubai International Academy and Emirates International School sit at the edge of the community, which is one of the reasons families with school-age children settle here rather than further out.
Shops and amenities
There is no retail inside the gates, by design. The day-to-day shopping is at Springs Souk and the neighbouring Meadows and Springs centres, with the Montgomerie clubhouse serving the golf side.
Healthcare
Clinics and pharmacies are in the surrounding Springs, Meadows and Al Barsha retail centres.
School inspection ratings for every Dubai school are published by the Knowledge and Human Development Authority. Check the current rating and the fee structure for any campus yourself before it shapes a purchase.
KHDA school ratingsThe built stock
Towers, developments and what they hold
Typical stock
- Custom villas and mansions
- Building plots for redevelopment
What defines the area
- Montgomerie golf course frontage and lake plots
- Gated with controlled access
- Every house individually designed
- Dubai International Academy and Emirates International School nearby
Buildings and sub-developments we are instructed in today
Emirates Hills
Emaar Properties
Running costs
Service charges and what else you will pay
Community charges are low relative to towers, but running a house of this size — staff, plant, landscaping — is the real cost.
There is no annual property tax in Dubai. What owners pay instead is a service charge levied per square foot and set building by building, covering common-area maintenance, insurance, security and the reserve fund. Ask for the approved budget rather than a verbal figure, and check separately whether district cooling is billed inside the charge or metered to you.
Ask before you offer
- The approved service charge per square foot for this building
- Whether chiller is inside the charge or billed separately
- The state of the reserve fund and any planned major works
- Outstanding charges on the unit, which follow the property
Our listings
Available now in Emirates Hills
For sale — 1
Who covers it
The brokers who work Emirates Hills
Each of our brokers carries an individual RERA Broker Registration Number and holds one part of the city rather than all of it. You can verify a BRN, and our office ORN, with the Dubai Land Department before you instruct anyone.
Layla Al Marzooqi
Managing Director, Private Clients
BRN 41902 · Palm Jumeirah and Emirates Hills villas
Layla founded the brokerage in 2009 and still runs the private client desk herself. She has handled Palm frond villas through three distinct price cycles and is usually the person telling a seller that the number they have in mind belongs to 2022.
Compare
Other communities worth a look
Dubai Marina
High-rise living around a man-made waterway
JBR
Sand at one end of the block, retail at the other
Downtown Dubai
Burj Khalifa, the fountain and Dubai Mall on your doorstep
Palm Jumeirah
The island address, from Shoreline flats to Signature villas
Walk Emirates Hills with someone who already knows it.
We will tell you which stacks get the afternoon glare, which service charges have crept, and where the asking price belongs to the last cycle rather than this one. If the answer is that a different community suits you better, we will say that too.