Emirates Hills
Who Emirates Hills suits: and who it doesn't
Emirates Hills is Dubai's original ultra-prime address — custom-built mansions on owner-designed plots around the Montgomerie course, behind the city's most established gates. It suits ultra-high-net-worth buyers who want land, privacy and an address that predates every trend. It doesn't suit anyone optimising for numbers — this market trades on scarcity, discretion and specific-house quality, not medians. What to watch: build quality varies enormously plot to plot; a knockdown-rebuild can be worth more than a dated mansion. , Equity Edge analyst note
Where Emirates Hills sits
How Emirates Hills compares
| Community | Median AED/sqft | Gross yield | Entry (1BR) |
|---|---|---|---|
| Emirates Hills (this guide) | , | , | , |
| Dubai Marina | 2,366 | 4.6% | AED 2M |
| Downtown Dubai | 2,965 | 5.2% | AED 2.3M |
| Palm Jumeirah | 3,531 | 3.5% | AED 3.8M |
Questions buyers ask about Emirates Hills
Why don’t you show median prices for Emirates Hills?
Honesty. The community is small, custom-built and thinly traded — a handful of sales spanning AED 15M to 100M+ makes a “median” meaningless. We price Emirates Hills house by house, against genuinely comparable sales, and share those comps directly.
What is the Montgomerie?
The Address Montgomerie — an 18-hole Colin Montgomerie-designed course wrapped by the community, with the clubhouse, academy and dining inside the gates. Golf frontage plots carry the premium you’d expect.
How does Emirates Hills compare with Palm villas?
The Palm sells beachfront and global recognition; Emirates Hills sells land, gates and golf. Palm villas trade more frequently and liquidly; the Hills is a hold-forever market where the right house rarely reaches a portal. Most of our Hills work is off-market.
